Persimmon Homes North West Harpur Hill, Buxton

Flood Risk Assessment

881530-R1(00)-FRA

JULY 2018

RSK GENERAL NOTES

Project No.: 881530-R1(00)-FRA Site: Harpur Hill, Buxton Title: Flood Risk Assessment Client: Persimmon Homes North West Date: July 2018 Office: Wigan Status: Draft

Author K Jackson Technical reviewer R Brenton Signature Signature

Date: July 2018 Date: July 2018

Project manager C Whittingham Project Director I Clark Signature Signature

Date: July 2018 Date: July 2018

Date Reviewed Approved Issue No Version/Details Author issued by by - Draft for internal review 03.07.18 KJ RB IC 00 Draft for client comment 05.07.18 KJ RB IC

RSK LDE Ltd (RSK) has prepared this report for the sole use of the client, showing reasonable skill and care, for the intended purposes as stated in the agreement under which this work was completed. The report may not be relied upon by any other party without the express agreement of the client and RSK. No other warranty, expressed or implied, is made as to the professional advice included in this report. Where any data supplied by the client or from other sources have been used, it has been assumed that the information is correct. No responsibility can be accepted by RSK for inaccuracies in the data supplied by any other party. The conclusions and recommendations in this report are based on the assumption that all relevant information has been supplied by those bodies from whom it was requested. No part of this report may be copied or duplicated without the express permission of RSK and the party for whom it was prepared. Where field investigations have been carried out, these have been restricted to a level of detail required to achieve the stated objectives of the work. This work has been undertaken in accordance with the quality management system of RSK LDE Ltd.

Persimmon Homes North West i Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

CONTENTS

1 INTRODUCTION ...... 1 2 CONTEXT AND SCOPE OF WORK ...... 3 3 SITE DESCRIPTION ...... 4 3.1 Location ...... 4 3.2 Land use and topography ...... 5 3.3 Hydrology ...... 6 3.4 Geology ...... 6 3.5 Hydrogeology ...... 7 3.6 Climate Change ...... 7 4 DEVELOPMENT PROPOSALS ...... 9 5 LEGISLATION AND POLICY CONTEXT ...... 10 5.1 National policy ...... 10 5.2 Local policy ...... 11 6 SOURCES OF INFORMATION ...... 13 6.1 Environment Agency consultation ...... 13 6.2 Relevant studies ...... 13 6.3 Drainage ...... 15 6.4 Internal Drainage Boards ...... 15 7 SOURCES OF FLOOD RISK ...... 16 7.1 Criteria ...... 16 7.2 Flooding from rivers (fluvial flood risk) ...... 16 7.3 Flooding from the sea (tidal flood risk) ...... 16 7.4 Flooding from the land (overland pluvial flood risk) ...... 17 7.5 Flooding from groundwater ...... 18 7.6 Flooding from sewers ...... 18 7.7 Other sources of flooding ...... 19 7.8 Flood risk resulting from the development ...... 21 8 PLANNING CONTEXT ...... 22 8.1 Application of planning policy ...... 22 8.2 Land use vulnerability ...... 22 8.3 Sequential Test ...... 22 8.4 Exception Test ...... 23 9 CONCLUSIONS AND RECOMMENDATIONS ...... 24

APPENDICES APPENDIX A SERVICE CONSTRAINTS APPENDIX B TOPOGRAPHIC SURVEY APPENDIX C SITE LAYOUT APPENDIX D SEVERN TRENT SEWER RECORDS

Persimmon Homes North West ii Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

1 INTRODUCTION

RSK Land and Development Engineering Ltd (RSK) was commissioned to carry out a Flood Risk Assessment (FRA) for Persimmon Homes North West (the ‘client’). The assessment is in support of the planning submission for land at Harpur Hill, Buxton, (the ‘site’). The assessment has been prepared in accordance with the National Planning Policy Framework (NPPF)1 and its accompanying Planning Practice Guidance2 (PPG), the Interim Code of Practice for Sustainable Drainage3, BS 8533-2011 Assessing and Managing Flood Risk in Development Code of Practice4 and the Non-statutory technical standards for sustainable drainage systems5, with site-specific advice from the Environment Agency, the Lead Local Flood Authority (LLFA), the Local Planning Authority (LPA), the architect and the client. The NPPF sets out the criteria for development and flood risk by stating that inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk, but where development is necessary, making it safe without increasing flood risk elsewhere. The key definitions within the PPG are:  “Flood risk” is a combination of the probability and the potential consequences of flooding from all sources – including from rivers and the sea, directly from rainfall on the ground surface and rising groundwater, overwhelmed sewers and drainage systems, and from reservoirs, canals and lakes and other artificial sources.  “Areas at risk of flooding” means areas at risk from all sources of flooding. For fluvial (river) and sea flooding, this is principally land within Flood Zones 2 and 3. It can also include an area within Flood Zone 1 which the Environment Agency has notified the local planning authority as having critical drainage problems. For this site, the key aspects that require the assessment are:  The Environment Agency’s indicative flood zone map shows that the site is located within Flood Zone 1 (Figure 1.1);  The site area is split across 2 parcels and totals approximately 5.93Ha therefore surface water drainage must be considered and sustainable drainage systems (SuDS) implemented where possible; and

1 Communities and Local Government, ‘National Planning Policy Framework’, 2012.

2 Communities and Local Government, ‘Planning Practice Guidance - Flood Risk and Coastal Change, ID 7’, March 2014. http://planningguidance.planningportal.gov.uk/blog/guidance/flood-risk-and-coastal-change/

3 DEFRA, ‘Interim Code of Practice for Sustainable Drainage Systems’ National SUDS Working Group, September 2004.

4 BSI, ‘BS 8533-2011 Assessing and managing flood risk in development Code of practice’, 2011. 5 DEFRA, ‘Sustainable Drainage Systems - Non-statutory technical standards for sustainable drainage systems’, March 2015.

Persimmon Homes North West 1 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

 A drainage assessment has been undertaken by others as part of the planning application. The comments given in this report and opinions expressed are subject to RSK Group Service Constraints provided in Appendix A.

Figure 1.1: Environment Agency Flood Zone Map (June 2018)

Persimmon Homes North West 2 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

2 CONTEXT AND SCOPE OF WORK

A key element of project development is to prepare a FRA to establish the flood risk associated with the proposed development and to propose suitable mitigation, if required, to reduce the risk to a more acceptable level. The scope of work relating to a FRA is based on the guidance provided in Section 10 of the NPPF and its accompanying PPG. A site-specific FRA must demonstrate that the development will be safe for its lifetime taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall. The scope of this assessment therefore comprises the following elements:  To review architect plans, planning information and other studies to determine existing site conditions;  To obtain information on the hydrology and hydrological regime in and around the site;  To obtain the views of the Environment Agency including scope, location and impacts;  To determine the extent of new flooding provision and the influence on the site;  To assess the impact on the site from climate change effects and anticipated increases in rainfall over a 100 year period;  To review site surface water drainage based on the proposed layout and, if necessary, to determine the extent of infrastructure required; and  To prepare a report including calculations and summaries of the source information and elements reviewed. Reliance has been placed on factual and anecdotal data obtained from the sources identified. RSK cannot be held responsible for the scope of work, or any omissions, misrepresentation, errors or inaccuracies with the supplied information. New information, revised practices or changes in legislation may necessitate the re- interpretation of the report, in whole or in part.

Persimmon Homes North West 3 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

3 SITE DESCRIPTION

3.1 Location Site Name: Land at Harpur Hill, Buxton Site Address: Trenchard Drive, Harpur Hill, Buxton Derbyshire, SK17 9JY. Site National Grid Reference: 406723 E, 371044 N The 5.93Ha site is located in the Harpur Hill area of Buxton, Derbyshire. The site includes the existing Harpur Hill Sports Centre and area of associated parking. Buxton town centre is located approximately 2.7km to the north of the site. The site itself is surrounded by residential developments to the south and west, whilst the east and north is undeveloped and primarily used as agricultural land.

Table 3.1: Site setting

Direction Characteristic

North Bounded by open fields, the A515 and industrial units beyond.

East Bounded by open fields and isolated farm buildings and roads.

Bounded by residential properties, off Burlow Road (68) with quarry South workings and open fields beyond.

Bounded by residential properties and associated infrastructure of West Harpur Hill, with open fields beyond.

Figure 3.1 shows a Site Location Map.

Persimmon Homes North West 4 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

Figure 3.1: Site location plan

3.2 Land use and topography

The site is a former industrial complex and currently exists as scrub grassland and can be considered as “Greenfield”. The sports complex and parking are considered impermeable surfaces within the boundary, but are to remain as existing us.;

Table 3.2: Existing site land uses

Land use Area (m2) Percentage (%)

Impermeable 2,500 4

Permeable 56,800 96

Total 59,300 100

A site-specific topographic survey has been carried out at the site and has been provided by the Client. The survey shows the site falls in a south westerly direction, with

Persimmon Homes North West 5 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

levels in the northernmost point of the site at 389.0mAOD falling to ca. 357mAOD in the southernmost region of the site. In the southern parcel there are two areas of spoil which are elevated above the surrounding ground levels. No topographic information has been provided for the existing impermeable areas. The topographic survey and existing site layout is included in Appendix B.

3.3 Hydrology There are no watercourses in the immediate vicinity of the site. The closest mapped watercourse to the site is shown as tributary of the River Wye and at its closest point located 440m to the north west of the site and at a significantly lower elevation than the site. At this location the tributary of the River Wye is shown as an Ordinary Watercourse. The closest main river to the site is the River Wye, and is located 1.70km to the north of the site. The closest waterbody to the site is a quarry lake associated with the former Far Hill Quarry Approximately 200m to the south west of the site.

3.4 Geology Based on published geological records for the area (British Geological Survey online mapping6), the site exhibits the following geology:  Superficial Geology: None recorded in the area  Base Rock Geology: Southern Parcel - Low Limestone Formation - Limestone. This formation comprises Sedimentary Bedrock formed approximately 331 to 337 million years ago in the Carboniferous Period. These sedimentary rocks are shallow-marine in origin. They are biogenic and detrital, generally comprising carbonate material (coral, shell fragments), forming beds and locally reefs. Northern Parcel – Monsal Dale Limestone Formation – Limestone. This formation comprises Sedimentary Bedrock formed approximately 329 to 331 million years ago in the Carboniferous Period. These sedimentary rocks are shallow-marine in origin. They are biogenic and detrital, generally comprising carbonate material (coral, shell fragments), forming beds and locally reefs. Borehole data has been obtained from the BGS website. The closest borehole to the site is SK07SE58 and was dug approximately 330m to the south west of the site. The borehole accords with the above descriptions, recording strata of limestone to the end of the borehole at 48.80m below ground level.

6 British Geological Survey online mapping, available at http://mapapps.bgs.ac.uk/geologyofbritain/home.html?location=&gobBtn=go Persimmon Homes North West 6 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

3.5 Hydrogeology Hydrogeological information was obtained from the Environment Agency’s online mapping service. These maps indicate that the site is underlain by a ‘Principal’ bedrock aquifer (these are layers of rock or drift deposits that have high intergranular and/or fracture permeability - meaning they usually provide a high level of water storage. They may support water supply and/or river base flow on a strategic scale). There is no superficial aquifer in the vicinity of the site. The site is located within a Groundwater Source Protection Zone 1 – inner protection area. The inner zone (Zone 1) is defined as the 50 day travel time from any point below the water table to the source.

3.6 Climate Change Within the context of the existing flood risk at the site, and the requirements of the NPPF and PPG, climate change impacts from different flood sources have been considered alongside the present day scenario as described in Section 7. In accordance with the recently published Flood Risk Assessments: Climate Change Allowances7 climate change allowances applicable to this site are predictions of anticipated change for peak river flow (by river basin district) and peak rainfall intensity. 3.6.1 Peak River Flow The Guidance provides a range of peak river flow allowances against an Allowance Category. The allowance categories are based on percentiles (a measure used in statistics to describe the proportion of possible scenarios that fall below an allowance level), with:  The central allowance based on the 50th percentile  The higher central based on the 70th percentile  The upper end based on the 90th percentile. The determination of the allowance category applicable to the site is ascertained through the confirmation of the River Basin District in which the site lies, the flood risk vulnerability of the development and the flood zone designation of the site. The new guidance provides information of peak river flow allowances for developments in Flood Zone 2 and 3, against the allowances noted above to assess future changes of peak river flow. In accordance therefore with Table 1 of the Guidance, for a less vulnerable residential development (60 years design lifetime) located within Flood Zones 1, 2 and 3 in the Humber River Basin District, the higher central allowance should be applied as the new climate change guidance to the site. 3.6.2 Peak Rainfall

7 Environment Agency, ‘Flood Risk Assessments: climate change allowances’ April 2016 https://www.gov.uk/guidance/flood- risk-assessments-climate-change-allowances

Persimmon Homes North West 7 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

In the Humber West River Basin District, wetter winters and more rain falling in wet spells may increase river flooding for rivers and tributaries. More intense rainfall causes more surface runoff, increasing localised flooding and erosion. In turn, this may increase pressure on drains, sewers and water quality. Storm intensity in summer could increase even in drier summers. Rising sea or river levels may increase local flood risk inland or away from major rivers because of interactions with drains, sewers and smaller watercourses. In accordance with the recently published Flood Risk Assessments: Climate Change Allowances, for the surface water runoff assessment of a commercial development (60 year lifetime); the flood risk assessment is required to assess both the central and upper end allowances to understand the range of impacts at the site. As such an allowance of a 40% increase in the rainfall intensity values for the period 2060 to 2115 have been included to account for the impact of climate change on the design of the development with respect to the Central (20%) and Upper End (40%) allowance.

Persimmon Homes North West 8 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

4 DEVELOPMENT PROPOSALS

The current proposal for the site is for the development of a residential scheme comprising up to 155 units. The development will contain a variety of dwellings, driveways, gardens, access highways, areas of public open space and an area of soft landscaping. A draft plan is provided in Appendix C to illustrate the general development.

Persimmon Homes North West 9 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

5 LEGISLATION AND POLICY CONTEXT

5.1 National policy

Table 5.1: National legislation and policy context

Legislation Key provisions

The aims of planning policy on development and flood risk are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at National Planning risk of flooding, and to direct development away from areas at Policy Framework highest risk. (2012) Where new development is, exceptionally, necessary in such areas, policy aims to make it safe without increasing flood risk elsewhere and where possible, reducing flood risk overall.

Planning Practice The NPPF is supported by an online Planning Practice Guidance, Guidance (2014) which provide additional guidance on flood risk.

The Flood and Water Management Act (FWMA) aims to implement the findings of the 2007 Pitt Review and co-ordinate control of drainage and flood issues. Flood and Water Management Act8 There are a number of increased responsibilities within the Act that 2010 affect adoption of SuDS features and the role of the Environment Agency to expand on the mapping data they provide. The implementation of SuDS features has many beneficial impacts on the treatment of surface water during remediation works.

Section 24 – The Environment Agency is empowered under this Act to maintain and improve the quality of ‘controlled’ waters Water Resources Section 85 – It is an offence to cause or knowingly permit pollution Act9 1991 of controlled waters Section 88 – Discharge consents are required for discharges to controlled waters

The Water Framework Directive (WFD) requires all inland and coastal waters to reach ‘good’ chemical and biological status by 2015. Flood risk management is unlikely to have a significant impact on chemical water quality except where maintenance works EU Water disturb sediment (such as de-silting) or where pollutants are Framework mobilised from contaminated land by floodwaters. 10 Directive (2000) The main impact of the WFD on flood risk management, both now and in the future, relates to the ecological quality of water bodies. Channel works, such as straightening and deepening, or flood risk management schemes that modify geomorphological processes can change river morphology. The WFD aims to protect

8 Flood and Water Management Act, 2010. 9 Water Resources Act, 1991 10 European Commission (2000) ,’Directive 2000/60/EC - Water Framework Directive’ Persimmon Homes North West 10 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

Legislation Key provisions

conservation sites identified by the EC Habitats Directive and Birds Directive that have water-related features, by designating them as ‘protected sites’.

5.2 Local policy Local policies ensures that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding and making development safe without increasing flood risk elsewhere and where possible, reducing flood risk. Table 5.2: Local policy context

LDF document Key provisions and policies

The Council will support development proposals that avoid areas of current or future flood risk and which do not increase the risk of flooding elsewhere, where this is viable and compatible with other polices aimed at achieving a sustainable pattern of development. When considering planning applications the Council will also have regard to all relevant Catchment Flood Management Plans and the Local Flood Risk Management Strategy. Management of flood risk will be achieved by: Only permitting development within areas at risk from flooding as defined by the Environment Agency if:  a sequential test as set out in the technical guidance to the NPPF demonstrates that this is the only site where the development can be located; High Peak Local  on a site which has passed the sequential test but where Plan flood risk still exists, the sequential approach has been used to locate the most vulnerable parts of the Adopted April 2016 development in the areas of lowest flood risk;  where necessary an exception test as set out in the Policy EQ 11 technical guidance to the NPPF demonstrates that the Flood Risk proposed development can be accommodated with an Management acceptable degree of safety; a site specific flood risk assessment shows that the site is protected adequately from flooding, or the scheme includes adequate flood defences or flood risk management measures;  It does not damage or inhibit existing flood defence and flood risk management structures or measures; and  It will not cause or worsen flooding on the site or elsewhere, and will reduce flood risk elsewhere where possible. Development proposals should consider opportunities to contribute towards the objectives of the relevant Catchment Flood Management Plan. Wherever possible, development should promote the reduction of flood risk by seeking to reinstate the natural floodplain, the de-culverting of watercourses and the limiting of surface water runoff to Greenfield rates via the use of sustainable

Persimmon Homes North West 11 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

LDF document Key provisions and policies

drainage techniques. Where a watercourse is present on a development site, it should be retained or restored into a natural state and enhanced where possible. The culverting of any watercourse will not normally be permitted, and development should wherever possible remove any existing culverts and increase on-site flood storage. Development should be laid out to enable maintenance of the watercourse. Wherever possible SuDS will be expected to contribute towards wider sustainability considerations, including amenity, recreation, conservation of biodiversity and landscape character, making use of the role that trees, woodland and other green infrastructure can play in flood alleviation and water quality control.

Persimmon Homes North West 12 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

6 SOURCES OF INFORMATION

6.1 Environment Agency consultation

6.1.1 Flood zone maps The Environment Agency Flood Zone mapping study for England and Wales is available on their website at https://flood-map-for-planning.service.gov.uk/ The current displayed map is reproduced as Figure 1.1 and shows the site to lie within Flood Zone 1 showing the site with low risk of fluvial or tidal sources. Recently, the Environment Agency released an additional form of mapping ‘Risk of Flooding from Rivers and Sea’, which is available at: https://flood-warning-information.service.gov.uk/long-term-flood-risk/ This map has been reproduced as Figure 7.1 and shows the Environment Agency’s assessment of the likelihood of flooding from rivers and the sea at any location and is based on the presence and effect of all flood defences, predicted flood levels, and ground levels. The relevant guidance note from the Environment Agency is available online through the following link: https://www.gov.uk/planning-applications-assessing-flood-risk

6.2 Relevant studies

Table 6.1: Relevant studies

Study Comments

SFRA: High Peak Borough The principle aim of the SFRA was to map all forms of flood risk in Council Strategic order to provide an evidence base to locate new development. It Flood Risk also aims to provide appropriate policies for the management of Assessment for flood risk, and identify the level of detail required for site-specific Local Development FRAs. The SFRA contains information and maps detailing flood Framework Level sources and risks. Information relevant to the site is detailed in 111 Section 7 of this report. (Sept 2008)

PFRA: Preliminary Flood Risk Assessments are produced by Lead Local Derbyshire County Flood Authorities (LLFAs) in England and Wales. A Preliminary Council Preliminary Flood Risk Assessment (PFRA) is the first part of the planning cycle Flood Risk for flood risk management as set out in the Flood Risk Regulations Assessment12 (2009), which implement the requirements of the European (EU) 2011 Floods Directive (2007). The EU Floods Directive aims to provide a

11 Halcrow (2008), High Peak Borough Council, Strategic Assessment for Local Development Framework 12 Derbyshire County Council (2011), Preliminary Flood Risk Assessment for Derbyshire Persimmon Homes North West 13 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

Study Comments

consistent approach to managing flooding across Europe. The PFRA is organised by the River Basin District (in this case the Humber River Basin District) and produced by the LLFA (in this case Derbyshire County Council). The PFRA considers local sources of flooding that the LLFA is responsible for: ordinary watercourses, surface water, groundwater and sewers where flooding is wholly or partially caused by rainwater or other precipitation entering or affecting the system. Information is gathered from existing sources on past floods and flood models to identify Flood Risk Areas.

Catchment Flood Management Plans (CFMP) give an overview of the flood risk from inland sources across each river catchment and recommend ways of managing those risks now and over the next 50-100 years. The EA is responsible for producing CFMPs. The site falls within the ‘The Peaks and Moorlands’ sub-catchment and the policy applicable to this site is Policy Option 6 which states “Areas of low to moderate flood risk where we will take action with others to store water or manage run-off in locations that provide overall flood risk reduction or environmental benefits”. The CFMP provides the following key proposed actions:  Investigate opportunities for storage or reduced conveyance upstream of urban areas.  Identify requirements for existing and future flood protection measures within the policy unit to maintain an acceptable River Trent level of flood risk; Catchment Flood  Study the options and feasibility of using water supply Management Plan13 reservoirs within the Derwent Valley and upper reaches of – December 2010 the River Churnet to provide some support to flood risk management;  Implement a project to improve the standard of protection for Ashbourne, potentially carrying out improvements to existing balancing areas and creating further storage areas upstream of the town;  Identify locations where flood attenuation ponds or wetland areas could be developed with associated habitat improvement;  Investigate the water level management requirements of the Churnet Valley SSSI, determining the appropriate depth, duration timing and frequency of flooding; and  Progress land use changes which will provide flood risk management benefits and develop a land use management plan for the policy unit.

13 Environment Agency (2009), River Trent Catchment Flood Management Plan Persimmon Homes North West 14 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

6.3 Drainage

6.3.1 Public sewer Sewer details have been referenced from sewer record plans obtained from Severn Trent Water (Appendix D). The plans indicate there are a number of sewers within the surrounding roads of the site, these sewers are as follows:  A surface water sewer located within Burlow Road (68) running in a north westerly direction.  A combined use pressurised sewer running from the south before joining a gravity combined sewer with Burlow Road (68).  The combined sewer continues in a north westerly direction along Burlow Road (68).  A combined sewer originates in the vicinity of the residential properties to the south of the site and runs in a south easterly direction (to the south of Burlow Road).  No adoptable drainage is shown to serving the Sports Centre or the residential properties on Trenchard Drive.

6.3.2 Private drainage The area outlined for the residential development has no standing infrastructure, therefore existence of the formal drainage network is unknown. It is assumed any drainage features from previous industrial operations no longer exists or hasn’t been maintained. The existing sports facility and parking are assumed to have a positive drainage connection, though there is no confirmation regarding this private network.

6.4 Internal Drainage Boards

There are no known Internal Drainage Boards covering the site area.

Persimmon Homes North West 15 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

7 SOURCES OF FLOOD RISK

7.1 Criteria

In accordance with the NPPF and advice from the Environment Agency, a prediction of the flood sources and levels is required along with the effects of climate change from the present for the design life of the development (in this case assumed to be 100 years). To consider these effects of climate change, standard industry guidance must be used. The flood risk elements that need to be considered for any site are defined in BS 8533 as the “Forms of Flooding” and are listed as:  Flooding from Rivers (fluvial flood risk);  Flooding from the Sea (tidal flood risk);  Flooding from the Land;  Flooding from Groundwater;  Flooding from Sewers (sewer and drain exceedance, pumping station failure etc); and,  Flooding from Reservoirs, Canals and other Artificial Structures. The following section reviews each of these in respect of the subject site.

7.2 Flooding from rivers (fluvial flood risk)

7.2.1 Ordinary Watercourse The latest Environment Agency published flood zone map (Figure 1.1) shows that the site lies within Flood Zone 1, representing a less than 1 in 1000 year probability of flooding from fluvial or tidal sources. The closest watercourse to the site is located 440m to the north west of the site and at a significantly lower elevation based on OS contour mapping. Flood risk from fluvial sources is considered very low. 7.2.2 Climate change Fluvial flooding is likely to increase as a result of climate change. A greater intensity and frequency of precipitation is likely to raise river levels and increase the likelihood of a river overtopping its banks. Climate change is unlikely to exacerbate fluvial flooding in this location.

7.3 Flooding from the sea (tidal flood risk) The site is not considered to be at risk from tidal flooding due to its inland / elevated location.

Persimmon Homes North West 16 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

7.4 Flooding from the land (overland pluvial flood risk) If intense rain is unable to soak into the ground or be carried through manmade drainage systems, for a variety of reasons, it can run off over the surface causing localised floods before reaching a river or other watercourse. Generally, where there is impermeable surfacing or where the ground infiltration capacity is exceeded, surface water runoff will occur. Excess surface water flows from the site are believed to drain naturally to the local water features, either by overland flow or through infiltration. The Environment Agency’s surface water flood map (Figure 7.1) shows the site is mostly at very low risk from this source. However, there are small areas of localised flooding on-site as a result of areas of vegetation impeding surface water flow on site.

Figure 7.1: Environment Agency surface water flood risk map (accessed July 2018)

As such the overall risk of pluvial flooding to the site can be considered low.

Persimmon Homes North West 17 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

7.4.1 Climate change Surface water flooding is likely to increase as a result of climate change in a similar ratio to fluvial flooding. Increased intensity and frequency of precipitation is likely to lead to reduced infiltration and increased overland flow.

7.5 Flooding from groundwater Groundwater flooding tends to occur after much longer periods of sustained high rainfall. Higher rainfall means more water will infiltrate into the ground and cause the water table to rise above normal levels. Groundwater tends to flow from areas where the ground level is high, to areas where the ground level is low. In low-lying areas the water table is usually at shallower depths anyway, but during very wet periods, with all the additional groundwater flowing towards these areas, the water table can rise up to the surface causing groundwater flooding. There are no known historical Groundwater emergence flooding events onsite, whilst the Groundwater level is also unconfirmed (groundwater levels were not recorded in the borehole records closest to the site). It is also noted in the SFRA that; “There are no known problems with flooding from groundwater within the study area. However, peat deposits are found which are typically waterlogged and may breach the surface.” The resultant groundwater flood risk is considered to be low. 7.5.1 Climate change Climate change could increase the risk of groundwater flooding as a result of increased precipitation filtering into the groundwater body. If winter rainfall becomes more frequent and heavier, groundwater levels may increase. Higher winter recharge may however be balanced by lower recharge during the predicted hotter and drier summers. This is less likely to cause a significant change to flood risk than from other sources, since groundwater flow is not as confined. It is probable that any locally perched aquifers may be more affected, but these are likely to be isolated. The change in flood risk is likely to be low.

7.6 Flooding from sewers Flooding from artificial drainage systems occurs when flow entering a system, such as an urban storm water drainage system, exceeds its conveyance capacity, the system becomes blocked or it cannot discharge due to a high water level in the receiving watercourse. A sewer flood is often caused by surface water drains discharging into the combined sewer systems; sewer capacity is exceeded in large rainfall events causing the backing up of floodwaters within properties or discharging through manholes. Most adopted surface water drainage networks are designed to the criteria set out in Sewers for Adoption14. One of the design parameters is that sewer systems be

14 WRC, ‘Sewers for Adoption’ 7th Edition, 2012.

Persimmon Homes North West 18 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

designed such that no flooding of any part of the site occurs in a 1 in 30 year rainfall event. By definition a 1 in 100 year event would exceed the capacity of the surrounding sewer network as well as any proposed drainage. When exceeded, the surcharged pipe work will lead to flooding from backed up manholes and gully connections. This will lead to immediate flooding within highways surrounding the site. The sewers located within Burlow Road (68) are at the lowest elevation of the site and as such any exceedence events will be contained along Burlow Road (68) and not impact upon the site. As there are no mapped manholes within the development area (and there is no information regarding the sports complex) then the risk remains low. To ensure that sewer and surface water flooding is not exacerbated; surface water must be considered within the design of the site. This ensures that any additional surface water and overland flows are managed correctly, to minimise flood risk to the site and the surrounding area. The proposed surface water network on the site should be designed to ensure exceedance of the network has been considered. The resultant sewer flood risk is considered to be low. 7.6.1 Climate change The impact of climate change is likely to be negative regarding flooding from sewers. Increased rainfall and more frequent flooding put existing sewer and drainage systems under additional pressure resulting in the potential for more frequent surcharging and potential flooding. This would increase the frequency of local sewer flooding but not significant in terms of the proposed development.

7.7 Other sources of flooding 7.7.1 Reservoirs Flood events can occur from a sudden release of large volumes of water from reservoirs, canals and artificial structures. Reservoir flooding is also extremely unlikely. There has been no loss of life in the UK from reservoir flooding since 1925. Since then reservoir safety legislation has been introduced to ensure reservoirs are maintained. According to the Environment Agency Reservoir flood maps the site is not at risk of flooding from reservoirs. The Environment Agency mapping (Figure 7.2) shows the site does not lie within the reservoir inundation zone. Due to the legislative requirements to monitor and maintain major reservoirs the likelihood of failure and the resultant flood risk is considered to be low.

Persimmon Homes North West 19 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

Figure 7.2: Environment Agency reservoir flood risk map (accessed July 2018)

7.7.2 Climate change Reservoirs can be managed over time, controlling inflow/outflow of water and therefore there is the capacity to control the effects of climate change. Increased rainfall has the potential to increase base flow, but this should be minimal. It is unlikely that there will be a substantial change to the risk of flooding for this site.

Persimmon Homes North West 20 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

7.7.3 Canals

There are no Canal & River Trust owned canals or assets within the study area therefore the risk from this source is considered to be very low. 7.7.4 Blockages of artificial drainage systems There is a possibility that flooding may result due to culverts and/or sewers being blocked by debris or structural failure. This can cause water to backup and result in localised flooding, as well as placing areas with lower ground levels at risk. There are no know artificial drainage systems in the area, therefore the risk of flooding from artificial drainage systems is considered to be low.

7.8 Flood risk resulting from the development In theory any development can increase flood risk downstream, if it is not designed properly. This potential is much increased where the site is on Greenfield land, as development tends to increase impermeable surfaces, resulting in increased runoff from the site. The proposed development will use the latest best practice guidance to ensure that flood risk is not increased as a result of the development. This will require the provision of a suitable surface water management plan to ensure that the surface water generated from the site does not increase the risk of flooding to the proposed properties or off-site.

Persimmon Homes North West 21 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

8 PLANNING CONTEXT 8.1 Application of planning policy Section 10 of the NPPF includes measures specifically dealing with development planning and flood risk using a sequential characterisation of risk based on planning zones and the Environment Agency Flood Map. The main study requirement is to identify the flood zones and vulnerability classification relevant to the proposed development, based on an assessment of current and future conditions.

8.2 Land use vulnerability PPG includes a list of appropriate land uses in each flood zone dependent on vulnerability to flooding. In applying the Sequential Test, reference is made to Table 8.1 below, reproduced from Table 3 of PPG. Table 8.1: Flood risk vulnerability and flood zone ‘compatibility’

Flood Risk Essential Water Highly More Less Vulnerability Infrastructure Compatible Vulnerable Vulnerable Vulnerable Classification

Flood Zone 1 Appropriate Appropriate Appropriate Appropriate Appropriate Zone Zone 2 Appropriate Appropriate Exception Appropriate Appropriate Test Required

Zone 3a Exception Appropriate Should not Exception Appropriate Test Required be Test permitted Required

Zone 3b Exception Appropriate Should not Should not Should not functional Test Required be be be floodplain permitted permitted permitted

With reference to Table 2 of the PPG, the proposed development, based on a residential end use, is classed as 'More Vulnerable'. This classification of development is appropriate for areas within Flood Zone 1 and therefore appropriate for the subject site.

8.3 Sequential Test The Sequential Test is required to assess flood risk and the PPG recommends that the test be applied at all stages of the planning process to direct new development to areas with the lowest probability of flooding (Flood Zone 1). According to the NPPF, if there is no reasonably available site in Flood Zone 1, the flood vulnerability of the proposed development (see Planning Practice Guidance Table 2) can be taken into account in locating development in Flood Zone 2 and then Flood

Persimmon Homes North West 22 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

Zone 3. Within each Flood Zone new development should be directed to sites at the lowest probability of flooding from all sources. The development proposal is for a ‘More Vulnerable’ residential use to be developed on the site. With reference to Table 8.1 above, this development would be appropriate for areas within Flood Zone 1, subject to the implementation of an appropriate surface water drainage strategy. Therefore as the proposed development is situated within the Flood Zone 1 the Sequential Test has been passed and the site therefore does not require the Exception Test to be satisfied.

8.4 Exception Test Application of the Exception Test is not required as the proposed development passes the Sequential Test.

Persimmon Homes North West 23 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

9 CONCLUSIONS AND RECOMMENDATIONS

This FRA complies with the NPPF and Planning Practice Guidance and demonstrates that flood risk from all sources has been considered in the proposed development. It is also consistent with the Local Planning Authority requirements with regard to flood risk. This flood risk assessment demonstrates that the requirements of the NPPF and Sequential Test have been met, with the location of the proposed developable area being within Flood Zone 1 meaning that any form of classification of development is considered to be acceptable. Flood Zone 1 is designated by the Environment Agency as land having a chance of flooding of less than 1 in 1,000 (<0.1%) in any year. This flood risk assessment has concluded that:  The location at which the proposed development is located within Flood Zone 1, and as such is at a very low risk of flooding from fluvial sources;  The site is far enough inland not to be at risk of any tidal flooding event;  Flood risk from surface water is generally considered very low across the site; and  Flood risk from other sources – groundwater, sewers, reservoirs and artificial sources – is demonstrated to be low. Overall, taking into account the above points, the development of the site should not be precluded on flood risk grounds.

Persimmon Homes North West 24 Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

APPENDIX A SERVICE CONSTRAINTS

RSK Group service constraints

1. This report and the Drainage design carried out in connection with the report (together the "Services") were compiled and carried out by RSK LDE Ltd (RSK) for Persimmon Homes North West (the "client") in accordance with the terms of a contract between RSK and the "client”. The Services were performed by RSK with the skill and care ordinarily exercised by a reasonable Civil Engineer at the time the Services were performed. Further, and in particular, the Services were performed by RSK taking into account the limits of the scope of works required by the client, the time scale involved and the resources, including financial and manpower resources, agreed between RSK and the client. 2. Other than that expressly contained in paragraph 1 above, RSK provides no other representation or warranty whether express or implied, in relation to the Services. 3. Unless otherwise agreed the Services were performed by RSK exclusively for the purposes of the client. RSK is not aware of any interest of or reliance by any party other than the client in or on the Services. Unless expressly provided in writing, RSK does not authorise, consent or condone any party other than the client relying upon the Services. Should this report or any part of this report or otherwise details of the Services or any part of the Services be made known to any such party, and such party relies thereon that party does so wholly at its own and sole risk and RSK disclaims any liability to such parties. Any such party would be well advised to seek independent advice from a competent environmental consultant and/or lawyer. 4. It is RSK’s understanding that this report is to be used for the purpose described in the introduction to the report. That purpose was a significant factor in determining the scope and level of the Services. Should the purpose for which the report is used, or the proposed use of the site change, this report may no longer be valid and any further use of or reliance upon the report in those circumstances by the client without RSK's review and advice shall be at the client's sole and own risk. Should RSK be requested to review the report after the date hereof, RSK shall be entitled to additional payment at the then existing rates or such other terms as agreed between RSK and the client. 5. The passage of time may result in changes in site conditions, regulatory or other legal provisions, technology or economic conditions which could render the report inaccurate or unreliable. The information and conclusions contained in this report should not be relied upon in the future without the written advice of RSK. In the absence of such written advice of RSK, reliance on the report in the future shall be at the client's own and sole risk. Should RSK be requested to review the report in the future, RSK shall be entitled to additional payment at the then existing rate or such other terms as may be agreed between RSK and the client. 6. The observations and conclusions described in this report are based solely upon the Services, which were provided pursuant to the agreement between the client and RSK. RSK has not performed any observations, investigations, studies or testing not specifically set out or required by the contract between the client and RSK. RSK is not liable for the existence of any condition, the discovery of which would require performance of services not otherwise contained in the

Persimmon Homes North West Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

Services. For the avoidance of doubt, unless otherwise expressly referred to in the introduction to this report, RSK did not seek to evaluate the presence on or off the site of asbestos, electromagnetic fields, lead paint, heavy metals, radon gas or other radioactive or hazardous materials. 7. The Services are based upon RSK's observations of existing physical conditions at the site gained from a walk-over survey of the site together with RSK's interpretation of information including documentation, obtained from third parties and from the client on the history and usage of the site. The Services are also based on information and/or analysis provided by independent testing and information services or laboratories upon which RSK was reasonably entitled to rely. The Services clearly are limited by the accuracy of the information, including documentation, reviewed by RSK and the observations possible at the time of the walk-over survey. Further RSK was not authorised and did not attempt to independently verify the accuracy or completeness of information, documentation or materials received from the client or third parties, including laboratories and information services, during the performance of the Services. RSK is not liable for any inaccurate information or conclusions, the discovery of which inaccuracies required the doing of any act including the gathering of any information which was not reasonably available to RSK and including the doing of any independent investigation of the information provided to RSK save as otherwise provided in the terms of the contract between the client and RSK. 8. The phase II or intrusive environmental site investigation aspects of the Services is a limited sampling of the site at pre-determined borehole and soil vapour locations based on the operational configuration of the site. The conclusions given in this report are based on information gathered at the specific test locations and can only be extrapolated to an undefined limited area around those locations. The extent of the limited area depends on the soil and groundwater conditions, together with the position of any current structures and underground facilities and natural and other activities on site. In addition chemical analysis was carried out for a limited number of parameters [as stipulated in the contract between the client and RSK] [based on an understanding of the available operational and historical information,] and it should not be inferred that other chemical species are not present. 9. Any site drawing(s) provided in this report is (are) not meant to be an accurate base plan, but is (are) used to present the general relative locations of features on, and surrounding, the site.

Persimmon Homes North West Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA

APPENDIX B TOPOGRAPHIC SURVEY

Persimmon Homes North West Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA RH376.218 EH373.099

RH375.813 368.947 367.894 RH381.785

367.962 367.959 STONE WALL

367.995

ST 367.751 367.805

368.947 EH373.217 369.292

HEDGE

367.872 367.850

367.852 367.765 369.172

367.892 367.773 ST

RH376.579

EH379.139 367.947 369.453

367.997 369.225 368.016

369.454 WO WO 369.351 SV 369.327 368.015 STONE WALL

369.439

SV

369.567 369.447

368.032 NP

369.618

NP 369.771

368.107 369.486

G369.410 368.222 369.430 369.643

LP 369.246 EH373.693 369.641 STONE WALL 369.470 368.234 369.513

369.160 368.167

369.429

ST 368.031 NP

369.128369.128 368.312 369.905

LP

NP 369.626

369.790 369.112 369.690

369.457 TacPav 369.647

368.161 369.460

368.159

TacPav

369.107 TacPav 368.089 369.171 368.078 369.363 368.249 369.353 RH376.227 GP

368.391 369.742 STN4

EH375.105

368.179

369.091 368.405 369.091 368.986 370.092

RH376.851

369.274 369.133

369.855 TacPav 369.817

368.205 369.916 EH373.921 369.170 368.854

369.964 369.970 369.814 369.786

369.067 G368.202 G368.196 368.243 369.397 369.696 369.879 369.939 369.397 STONE WALL 369.886 368.403 STONE WALL GP 368.272 STONE WALL 370.089 369.906

GP 369.743

369.944 369.849 369.794 369.797

369.972 369.871

RH377.726 369.081 370.449 RH381.248 368.528 369.968 HEDGE

368.257 369.817 GP EH374.179 NP NP

LP

369.931370.125 G370.061 369.108

368.397 NP 368.487 370.097 370.034 RH378.914 368.603 369.682 368.467 STONE WALL 370.110

GP 370.451

370.133 368.972 369.912 368.390 369.783

G370.110 369.622

EH378.571 368.355 369.172 370.123 370.473 368.362 370.394 369.185 FH

368.363 BRICK WALL 368.764 STONE WALL 369.426

369.164 371.119 368.710 370.102

368.677 EH375.539

370.264

368.862 GP 368.818 368.517 370.525

GP

369.755

369.082 STONE WALL

369.165 368.925

368.847 368.670 369.171 368.677 368.578 368.711 STONE WALL 369.172 370.371 370.198

368.585 370.806

368.666 A3 368.846 CONIFERS

368.902 369.075 369.133 368.578 TARMAC 368.838 SV 369.091 BRICK WALL 368.653

370.981 SP

369.464 371.131 369.220 368.698 370.449

371.031 371.426 370.084

369.097 371.007 369.249 369.043

369.293 369.349 371.309 LP

RH371.609 371.464 LP 369.051 370.987 371.138 370.730 372.113 369.235 368.864 371.501 371.346 368.718

369.496 369.139 369.268 369.022 369.207

369.610 369.416 stnb

369.963

369.495 BUS STOP 369.217 369.320 371.629

369.580 369.470 369.580 STONE WALL 369.630 371.489 BUS SHELTER 371.294

369.045 369.060 369.098 371.354 369.221 371.617

369.189 369.237

370.187 TREE CANOPY

369.280 371.939 TacPav 369.415 369.794369.752 371.015

371.756 BUS SHELTER

369.752369.515 371.383 BUS SHELTER 369.294 EH370.824

370.312

371.698 371.415

TacPav 369.750 373.219

371.760

369.494 369.391

369.183 372.298 369.307

BRICK WALL

369.309 368.943 369.880 373.246 369.216 370.811 371.523 369.904 369.378 TacPav 369.318 BRICK WALL TacPav 370.006 STONE WALL 370.450

369.269

369.950

370.197 372.765 369.215 370.984 371.160 369.236

TacPav 370.192 373.225

369.098 TREE CANOPY 373.018 370.209

TacPav

369.499 CL369.319 MH

369.362 TacPav 372.207 369.256 370.177 371.322

369.339

CL369.327 MH 372.892 369.267 372.098 369.390 368.978 GP 371.443 369.265 369.395 369.212 369.237 369.207 369.395369.307 369.278

369.831 369.934

369.263 369.337 TacPav 369.327 369.813 372.891 369.221 369.477 372.988 372.051 369.321 369.836 369.581

369.397 369.478

369.165 373.536 GP

372.157 369.434 369.483

369.838 369.313 369.639 369.883 369.012 369.620

369.578

371.488 BT

369.360 373.331

373.237 370.158 369.734

369.649 369.612

369.286 WH369.892

LP 369.613 373.622

369.475 369.807 369.797 STONE WALL

369.543 369.160 371.266 369.709 369.440

369.569 372.084

369.576

369.281 369.418 369.301 GV 369.099 369.607 369.535

369.413 369.610 373.283 369.644 369.464 369.316

373.211 373.725

369.790 369.684 CL369.684 IC

372.326 373.542 369.366 369.876 371.417 370.187 AV 369.514 371.226

369.445 STONE WALL 369.292

370.008 374.342 373.643

369.439 369.406 370.582 369.256 369.460 GP RH382.275 369.333 372.445

371.479 IL368.785 369.428 369.619 STONE WALL

GP 369.417 369.388 POST 370.070 369.111 TREE CANOPY

369.653 369.434 370.539 BUSHES RH374.164 369.167 373.226 373.869 HEDGE POST 373.001 369.121 369.399 STONE WALL SB 369.525 369.329 G373.882

369.919 374.388 369.265 370.152 373.108 369.389 WO

369.942 EH379.091 369.522

369.503 370.882 RH377.277

GV 369.867 EH372.127

369.278 371.642

369.607 374.406

368.915 369.467 372.094 369.546 369.471 369.177 EH374.214 372.826 370.951 369.461 369.778 373.321 TREE CANOPY 369.477369.573 369.689

369.633

371.472 A4 370.096 369.226 374.111

371.434 375.315

370.173

369.307 370.455 369.494 368.847 LP

369.670 371.374

371.121

369.662 STONE WALL 369.608 369.681 CL369.689 MH 373.616

369.903 370.032 369.300 369.665 369.944 371.997 369.309 369.844 368.803 371.382 369.315 375.632

369.895 TREE CANOPY

371.504 GV 369.885 372.560 375.261

369.807 369.697

369.967

369.095 375.139

369.866 373.268

369.675 STNA 369.914 369.743 375.018 375.952 369.158 STONE WALL 369.919

369.155

374.013

369.072 369.632

370.194 373.951 376.281 373.912

369.709 370.002

369.850

369.674 373.703

375.178

369.142 369.699 369.134 369.840 BRICK WALL 376.155 369.793 370.216 375.406

370.222 369.835

MKR 374.916 369.933 370.473

374.562 375.841 369.875 371.035

372.751

369.902 370.849 369.216 STONE WALL 376.355

373.520 369.985 369.145 369.118 369.672 369.865 369.981 369.918 369.202

369.120 372.544 369.299

371.582

374.251 369.872 373.157 376.448

369.958 372.419 370.770 371.623 376.684

369.808 371.943 369.704 375.536 374.436 WO

369.659

SV 376.576

368.955 376.574

370.193 SV WO 374.455

369.046 STONE WALL 370.016 369.633 370.132 369.641 369.921 370.046 369.056 371.777

374.783 377.045 369.872

369.632 376.835

369.088 STONE WALL 369.617 373.371 TREE CANOPY 376.440 369.016 370.463 376.050 376.518 368.993

375.026

369.012 377.213 368.971 368.896 369.162 369.950

CL369.596 MH 370.537 376.432 370.376 A2 371.218 375.601

371.583 369.758

369.652 368.820 375.665

372.458 369.692 372.054 376.529 368.995 371.739 370.086 377.416 369.749 368.953 369.002 STONE WALL EH382.813 373.356 370.459 TARMAC 374.553 370.502

375.218 377.141 LP

369.584 371.976 TP 368.847 374.573

369.750

375.666

369.637 368.682 370.238

369.641 RH386.190

369.852 369.468 376.462

369.546

369.056 376.881

368.617 371.754 368.735

371.038 377.553 G377.569 369.886 LP WO

369.842 369.661 SV 369.596 377.643

374.628 377.904 CL368.742 MH 371.513 378.451 CL368.718 MH CL369.618 MH 377.504 378.484 372.186 378.492 373.861 371.812 377.599

369.406

376.232 378.447

369.571 370.737

369.559 368.511 368.797 376.986 376.510 370.658

369.499

375.611 368.782

368.397 376.626 368.450 369.832 368.662 STONE WALL 368.468 stnc 370.141

368.561 368.455

368.474 378.386 372.995 368.779 369.110

372.105 G378.117 369.191 369.980

372.167 373.731

378.164 372.072 379.255

CL368.450 MH 369.108 375.305 376.880 CL368.454 MH 377.155

POST 378.819 369.067 SV 371.086 378.395 368.988 369.031 369.539 372.350

373.860 375.878 378.281 369.572

368.633 369.523 370.872 378.986

378.766 368.224 370.219 379.443 368.116368.183 373.611 372.850

370.065 379.447

368.223 379.163 368.222 378.165 368.155 379.162 376.583 379.018

373.810

CL369.416 MH 378.923 368.189 STONE WALL MKR 376.898

CL369.515 MH FH

FH 368.189 370.734

370.544 372.837

368.007

370.114 369.956 379.323 370.549 379.198 EH373.361

368.762 369.528 376.312 372.049 373.831

370.813 379.318 379.697 376.666 A5

379.498 368.938 TREE CANOPY

368.986 378.426 369.006 368.809 376.911 379.490 373.067 368.629 372.623

369.607 368.322

377.038 379.097

RH376.331 368.981 374.361 POST 374.059 368.815 STONE WALL

369.002 379.612

367.965 371.129 369.408 379.367 373.790 369.124 CL369.295 MH 368.354

373.663

379.499

379.592 378.885 368.246 368.290 376.545 374.707 368.203 373.186 374.902 368.124 378.259 379.566

372.579

367.899 374.364

369.403 379.859 367.826 379.771 STN3 368.131

373.437 369.526

379.875 379.865

368.238 368.950 370.029 379.591 368.850 371.387 371.285 379.901 379.930

368.947 369.328

CL369.301 MH 379.690 373.945 CL369.301 MH 379.639

368.117

369.983

376.854 379.909 368.278

368.157 368.824 378.960 367.574 368.582 368.198 373.038 376.836 376.979 374.683

378.379 374.445 379.972

367.694 367.681 369.881 374.664 375.247 379.918 379.904 379.911 HEDGE 380.115

374.672

367.640 STONE WALL

379.932 377.065 380.152 368.890

369.175 369.327

367.590 380.153 368.717 380.145 367.591 369.443 375.726 LP 369.642 374.931 369.363 369.457 367.535 STONE WALL 376.893 372.448 367.531 STONE WALL 375.088 368.396 380.163 374.626 378.967 380.281 372.866 380.330 378.603

371.531 367.815 369.317

380.310

373.978 371.720 380.327

370.005 380.362 376.963 380.405 NP 376.900

374.719

TP NP

G380.192 380.400 367.340 374.637 373.942 376.563 NP 376.778 380.346 380.431 377.079 369.016 371.461 380.324 NP 378.232 369.924 379.524 367.302

377.770 368.692 377.561

372.846 374.819 367.102 369.078 369.234 379.024 367.880 380.564 380.567

369.572 377.237

380.608 STONE WALL

BT

369.230 378.453 367.129 380.630 380.634 377.049 380.639

377.081

367.149 377.257 369.774 373.271

LP 369.330

367.439

369.214 367.111 STONE WALL 369.927 367.403 STONE WALL 367.402 367.111 367.138 371.889 374.625 367.413 380.060

378.395

377.692 367.505 378.358 379.126 380.803

372.382 368.081

377.210 380.620

377.222 373.153 380.682

367.163 STONE WALL 369.779 380.645 376.875 380.655 369.619 380.794 380.810 367.211

367.530367.667

376.675

380.778 369.326 380.816 366.940 366.768 RH371.799 376.838 369.377 374.884 380.692 380.824

367.676 377.672 373.586 367.181 380.827

369.315 374.511

368.736

366.824 369.807

369.288 374.386 ST 379.976 EH369.877 377.272 369.068 380.737 378.302

369.065 380.932 STONE WALL

368.384 366.712

371.976

379.112 371.864 380.655 372.810 366.777 369.144 377.076

369.864 369.875 367.805 372.095 375.100 368.829 369.391 US 377.263 RH376.173 369.871

378.426 377.347 373.330

369.887 377.147 380.703 366.839 380.707 375.378 379.021 378.192 379.852

366.588 366.784 367.865 369.343

366.766

369.533 381.073 381.088

378.621 381.075 ST

381.014 381.042

369.275 380.828 381.000 381.008

EH373.483 366.526

380.812 374.885 378.863

378.259 381.058

378.035 379.326 377.176 372.781 380.913 376.799 369.439 372.873

369.474 376.914

369.415 369.813 380.875 380.720 369.339 366.219 372.119 380.771 375.738 366.520

366.550 STONE WALL 369.387 381.015 BRICK WALL

379.888

369.473 376.902 381.733 369.799

366.334 378.327

RH389.180

369.195 369.366 380.836 379.220 374.958 380.863 372.044

381.918 374.260

369.383 378.076

TacPav

380.936 369.422 377.911 380.937

376.580

374.837 TREE CANOPY

381.034 EH387.278 369.879 TacPav 373.239

369.334

369.568 372.558 366.158 380.210 369.231 369.435 369.472

EH370.932

369.891 372.183

366.148 LP

366.115 TacPav365.924 369.457 379.735

366.079 365.924 378.319

G366.010 TacPav

365.850 375.997 377.078

377.450 366.009 377.080

365.850 366.389

G380.894 383.169 378.754 TREE CANOPY 381.070 365.991 365.867

365.947 381.792 381.791 BUSHES

372.792

365.903 365.857

369.523 369.302 365.800

365.862 365.800

365.770 381.006 365.754 380.996 377.270 381.230 375.671 377.294

382.115 381.278 377.083 379.460 RH373.298

369.489 376.934

369.382 376.936 ST 369.372 369.774

372.699 381.023

383.756

381.108

381.163 381.164

381.082

365.556 EH371.908 372.287 369.794

381.378

365.568 381.283 381.068 G365.875 365.802 377.443 383.398 374.777

365.552 369.884 369.812 369.376 TREE CANOPY 368.913 375.459 BT 372.998 RH375.050 378.708 381.100 377.081

365.400 377.980 376.401 WO RH375.625 369.691

WO

SV 365.568 378.118 365.554 375.402 384.024 RH375.405 SV SV

365.253 368.948 381.010 379.251

369.760 376.239 376.339 381.596 375.440 377.899 376.026

384.152 369.003 EH372.737 383.237 384.605 TREE CANOPY 375.361 365.156 369.044 384.721 372.975

375.314

EH370.988 381.632

365.603 NP 383.284 372.344 381.891 379.731

376.844 383.652 365.728 SV 376.882 365.156 379.638 NP GP

384.826 383.031

365.109 LP 381.218 STN2

365.102 SV EH372.764 365.332 365.378

369.667 378.866 372.404

377.465 GV 365.004

381.658 STONE WALL 384.735

365.274

365.182 377.154

381.372 365.567 381.445 384.312 381.239 HEDGE 372.537 MKR 365.671 STONE WALL 376.412 377.388 381.071 365.731 STONE WALL 365.815 385.073 STONE WALL GP

370.078 383.468

372.576 365.475

383.029

372.829 381.863 G365.021 381.611 365.107 TacPav 369.762 369.500

367.426

365.036

367.565 GP TacPav 381.334 385.062 376.268 384.910 374.957

369.542 stna1 376.665 365.398 381.401 381.412 WO

376.090 381.493 386.667 366.399 369.682 SV 367.511 376.675 383.327 370.854 376.013

369.356 381.922 RH375.581 372.782 376.133 375.469 372.839 376.485 BT 381.407 382.308 364.687 stnd

367.373 372.474

372.559 384.144

381.994

EH372.667 381.700

381.901 385.808 368.181

381.590

364.152 367.059 375.975 381.535 385.032 365.518 CL381.487 MH 369.417 381.616 372.618 381.932 BUSHES 387.099 368.420 368.227 376.234 372.849

364.361 370.537 364.295 381.985 382.566 368.064

GP 381.652 365.577

368.556 381.873

372.519 CL373.047 MH

365.382

385.631

381.502

382.854 368.224

371.879 368.955 381.491

364.084 371.030 367.220 363.955 373.061 CL372.865 MH 367.593 377.015

369.829

364.453

371.410 372.841 368.790

366.255 364.707 368.994 GP

371.146 371.721 374.537

368.059 381.634

381.907

367.465 CONCRETE 370.943 372.032 381.897

BRICK WALL

371.792 371.425 375.388 TREE CANOPY 367.886 367.464

364.277 368.541 370.737 367.486 370.699

364.542 STONE WALL 373.975

383.092 369.602 365.582 371.397 381.991 CL367.508 IC 369.176 372.436 372.646

364.999 367.462 374.527 388.011 369.422 371.076 368.893 369.292 371.371 372.377 381.983 LP 375.084 374.946 373.052 367.481 382.047 CL367.535 IC

382.936 369.382 370.679 367.390 386.659 372.697 366.619 371.262 371.929 370.578 382.167 370.314

369.594

367.616

363.029 367.445

370.122 371.029 381.778 MKR 364.297 TREE CANOPY 369.076 381.917

373.162 371.660 371.516 369.881 365.972 370.613 371.853 365.464

364.723 371.505

372.126

364.890

372.939

367.778 381.857 381.808 381.888 371.923 368.049 369.297 371.709 371.375

363.265 369.299 373.583 370.422 381.599 382.344 STONE WALL 365.901 381.894 372.249 383.347 RH372.499 371.877

368.712 382.800

382.612 381.982 363.020 383.122 EH370.624 367.312 G381.630 372.922 370.455 384.171 370.961 389.132 370.486 374.380

384.745

371.253371.259 387.732 381.729 381.772 LP 364.841 366.483 363.209 385.219 369.196 389.960 ST 370.001 374.705 374.959 382.554

371.957 382.970 367.934 375.046 FH 371.547 373.345 374.908 382.022 366.850 371.140 TREE CANOPY RH385.007 363.710 374.808 TREE CANOPY 370.297 385.982

369.070

383.058 362.261 388.681 370.667 372.801 363.887 363.919 389.371

375.067 369.551 373.836 361.774 365.690

383.713

363.659 363.896 384.058 373.119 381.742 368.494 367.110

383.705 361.971

387.346

364.228 364.324

382.104

363.658 381.942

384.280 382.050 361.791 373.323 363.479 383.714 365.525 375.233 365.877 374.527 363.277 385.378 381.896 367.629 368.629 366.795 362.076 375.003

367.961 STNK LP 381.846 388.338 372.060 368.819 374.984 383.787 383.786 374.800 373.601 372.512 372.912 382.142 375.092 363.375 386.961 388.906 383.051 365.543 373.454 368.313 372.016 363.018 382.228 368.992 371.855 373.694 383.667 370.520 375.016

383.811 383.805

363.249 383.869 388.100 373.835

365.653 360.371 362.900 381.842 365.173 383.178

383.711 365.812

368.402

374.456 TREE CANOPY

360.357 374.891

382.184

383.803 CONIFERS 360.567 383.854 TREE CANOPY 360.600

366.298 382.030 383.812 G360.377 374.894

381.976 363.687

360.041 365.435 368.421 388.576 360.390 385.272

374.408 381.943 367.110 374.972 374.240 365.163 360.087 365.874 RH384.859 G360.400 383.818 STN1 364.910 STNJ SV

360.558 384.010

364.822 367.083 372.263 386.874 371.836 365.213 374.919 368.638 370.302 374.511

CL383.874 IC 364.636

374.698 383.796

364.559 366.570

373.250 374.743 367.937 366.025 366.716 373.820 383.495 387.949

359.310 365.988 383.713 367.174 383.701

367.406 383.873 382.972 TREE CANOPY 374.610 367.136 368.324

383.863 359.465

383.716 366.270 374.357 367.166 383.961 383.733 CONIFERS 362.284 367.444

366.983

367.054

382.056

382.238

367.407 365.860 381.922 374.607

381.957 383.730 360.230

368.484 374.663 366.834 364.436 383.714

366.704 381.837 363.791 364.703 366.486

367.579 385.618 359.042 367.158 367.949 381.876 374.654

367.188 371.872 381.765 360.136 361.749

370.713 367.155 371.994 359.386 372.952

381.861

366.043 366.254 365.394

374.757 386.942 368.982

373.709 365.772 383.402 366.258 387.537 361.593 ST 366.625 368.372

382.020 366.904 363.127 366.925 374.124

374.581

357.910 364.158 374.606 383.876 366.892 RH384.584 RH384.587 381.857 374.845 358.075 365.473 372.040 382.050

LP

367.183

374.625

382.331 381.789 358.004

368.358

367.216 382.816 366.573

361.141 362.074 371.856 370.522 382.331 374.957 366.253 374.976 371.887 365.883 381.963 368.580 373.841

366.541

363.301 382.351 368.384 357.824

357.288 374.711 358.777

366.710

362.103

357.179 381.860 383.682

363.822 357.304 372.344 363.910 366.750

365.143 374.601 383.686 366.775 CL383.079 IC LP

357.402 366.695 368.971 358.104 366.894 367.141 CL357.271 MH 373.266

367.234 372.183 360.542

366.549

374.663 383.114 356.744 386.748 366.961 362.052 357.806 366.329

366.825 365.184 385.205 381.872

361.236 374.179 366.444 356.903 366.506 368.468 373.853 374.775 374.875

357.000 374.260 366.110

363.974 381.674

386.196 381.792

374.985 381.837 359.382 382.380 357.048 367.460 356.667 stne 367.218 365.142 374.673

367.156 373.522

374.719 366.613 367.380

368.462 US 382.383 CL356.861 MH 367.857 GP 381.832 HEDGE 373.159

357.178

CL374.753 IC 381.682 375.035 367.685 372.006 381.954

365.677

375.195 MKR 366.719 374.518 382.103 370.331 375.184 360.196 MKR 374.975 368.891 372.089 359.782 362.298 365.315 374.799 383.756 364.156

373.522

GP

367.965 356.222 360.453 367.010 HEDGE

375.063 375.076 BT 362.613

366.964

361.453 367.179 375.150

375.069 375.099 382.092 372.489 372.938 365.351 373.427

366.367 375.102 362.909 373.314 366.285

374.996 TARMAC 375.152

364.239 370.304

366.915 356.168 373.325

381.930 383.708

CL366.821 IC 386.493 355.422 367.198 368.544 375.143 CL374.725 IC 371.627 375.201 FL374.986

366.909 US CL375.011 IC 375.110 381.960 364.139 381.834 STN1A 366.875 368.672 362.195

374.716 375.124 366.903

366.955 367.481 374.930 366.954 364.123 367.590 368.628 369.549

367.206 375.166

355.574 STONE WALL 360.322 375.093 356.555

374.764 375.112

381.940 375.042375.097 383.018 365.383 372.770

368.275 CL383.231 IC 365.463 384.960

374.614 TREE CANOPY 372.594 363.137 375.163 383.121 371.929 366.836

375.113 381.660 370.801 373.012

BRICK WALL 367.186 375.133

365.037 382.133 TREE CANOPY

355.970 355.502 361.093

367.193

382.005

373.287 TREE CANOPY 384.519

375.202 383.708

372.671 375.163 375.048

362.325 364.476

375.248 381.883

375.187 385.694 374.660 375.193

363.119

355.915 375.240 375.177375.149 373.391 355.795 382.815 363.516

367.246 368.690 375.305 373.202 375.199 360.951 368.335

364.347 385.027

367.241

363.692 369.965 369.287 354.767 371.130

383.260 381.834 365.034 371.986 382.057 384.035 371.963 374.859 361.426 365.927 HEDGE 373.126 372.820 381.392 386.762 383.770 TREE CANOPY 364.048 360.831 374.842

373.201 383.200 368.351 TREE CANOPY

375.743 375.308

365.257 372.241 365.963

361.719 382.024 361.129

371.776 381.631 372.881 375.164

374.835 381.625 MKR 384.058 367.569 375.726

384.812

363.329 381.836 370.947 LP 375.105 374.732 369.660 385.149 368.794 368.543 368.422 366.579 372.085 372.949 381.804 361.345 367.999 366.744 386.955 STONE WALL

372.989 386.890 374.536 365.036 365.302 365.959 372.940

364.981 375.328 371.881

375.486 375.485 372.142

365.659 375.507 371.705 381.978 361.424 372.925 375.366

376.834 374.893 375.475 RH391.013 372.798 364.057 371.320 375.556 376.918 370.473 375.502 375.720 369.158 372.618 368.680 368.366 374.909

363.820 365.566 EH388.659

368.503 381.683 374.667 361.893 372.652

366.201 381.586 365.668

373.618 376.897 364.267 366.078 STN1I

365.832 375.829 381.717 367.058 371.935 372.582 371.975 371.678 371.879 CL374.889 MH

US 381.739 366.413 372.199 375.469 370.538 368.375 376.908 376.842

CL374.469 MH 381.898 366.381 369.563 IL373.588 364.509 375.818 374.790

366.082 368.900 376.058 376.854 367.723 376.046 363.348 366.080 376.431 376.933 367.038 374.935 STN1D 374.597 376.512

377.094 373.624 376.144 363.194 371.726

365.555 376.242 381.562 381.720 370.543

364.667 366.962 371.318 376.054 368.676 376.234 369.192 376.119 381.779 376.138 372.111

363.113 366.529 377.000 BUSHES

375.778 381.588 381.966 364.742 367.740 TOP365.381 376.295 IL365.196 ST 371.741 377.226 TREE CANOPY BT G381.621

377.153 366.781 LP 365.061 382.000 375.139 376.316

368.563 STN1H 381.542 381.543 366.875

376.440

381.797

374.548 381.402 371.137

373.814 366.677 367.601 381.363

364.390 379.797

366.388 367.280 368.459

369.167

372.613 381.700 369.723 379.420

368.919

376.500 379.917 380.805 363.638 380.423

376.696 GP 367.688

376.157 376.347 379.891 376.462 TARMAC 379.448

379.477 GP 377.941 380.572 367.551 375.545 380.146

367.813 380.052 STN1C

371.642 377.587

376.608 380.461 379.357 381.915 377.999 379.355

GP

368.128 374.820 ST 379.217

377.605 379.001 GP 371.439

377.370 378.014 380.513 376.445 378.835 LP 378.845 381.915 STONE WALL 378.728

381.828 378.527

377.587

377.588 378.135 380.462

380.709 RH391.052 371.133 ST 379.725 EH387.745 374.266 370.424

373.104

376.623 379.626 376.716 377.551 378.310 380.261 381.112

381.938 STN1B

374.253 368.203 369.601

375.074 377.424

369.284 381.053

376.447

379.749 381.435 375.822 377.256 376.921 378.809 368.996 NP 372.596 381.736

368.221 381.610 381.611

374.094 376.566 CONIFERS NP 378.362 ST 376.233 CONIFERS 376.255 376.628 377.080

374.721 381.610

373.555

368.837 378.869 381.973

364.113 378.003 371.528 374.846 375.547 378.711

HEDGE

HEDGE 375.965 HEDGE 375.550

375.430 EH383.701 381.698

381.701 377.252 374.947 381.550

381.758 371.280 BRICK WALL 376.745 377.610 364.438 368.958 374.719 CONIFERS

381.633

381.824381.826 374.783 376.311 371.250 RH385.743

POST

372.897 376.692 STONE WALL 370.167 369.060 373.620 376.018 365.722 GP 364.599 369.559 368.607 372.879 368.995 374.837 366.837 369.031

364.666 381.713 365.025 372.258 365.397

373.325 375.315 374.804 HEDGE 374.051 ST 381.740381.757BRICK WALL 381.698 381.819

366.296 381.978 371.357 372.844 374.726 BRICK WALL

381.746 365.177 371.174 369.022 365.935 373.579 374.103 BUSHES G381.683 371.326

374.603

370.376 374.104 369.264 374.439

374.925 EH383.582 374.020 365.000 369.482 EH380.722 369.389 374.605 366.479

372.975 375.050 374.776 365.232 RH382.777 365.209 374.371 371.594 372.625 STN1E 369.341 RH385.659 365.191 374.060 374.643 365.916 369.315 371.216 374.777

369.236 STN1G 375.095 374.286 365.335 371.263

366.020 369.039 369.135 371.297 365.336 374.939 STONE WALL 370.020 374.714

367.709 376.284 373.039 374.361 365.087 373.941

365.263 376.281 373.786 369.629 374.666

368.344

374.883

367.354 TREE CANOPY 371.409 369.155 370.903 369.217

374.441

369.326 373.242 369.337 369.310 GP GP 371.323 373.488 371.473 366.024 364.996 370.659 374.204 372.255 371.289 369.155 373.649 369.318 373.981

369.063 368.534 371.358 373.525 373.326 373.697 369.071 TREE CANOPY 374.153 371.487 371.348 368.735 371.314 BUSHES 369.096 368.968 372.786 373.264 372.315 367.662 366.571 366.010 371.541 371.577 373.529 372.793 A5 406673.366 371075.324 376.666 A4 406637.880 371011.505 371.472 A2 406653.102 370967.109 370.376 A3 406608.657 370986.653 368.666 STNK 406750.944 370887.365 367.961 STNJ 406761.353 370855.849 364.910 STN1I 406816.302 370866.234 366.078 STN1H 406831.769 370902.115 368.563 STN1G 406868.331 370915.630 369.236 STN1F 406899.046 370965.180 370.421 STN1E 406866.242 370969.343 372.625 STN1D 406823.358 370989.094 374.935 STN1C 406839.512 371056.075 380.052 STN4 406595.770 371066.068 369.742 STNA 406641.747 370913.499 369.675 STN3 406677.203 371118.535 379.771 STN1B 406845.330 371074.706 381.938 STN2 406717.644 371087.720 381.218 STN1A 406792.409 371071.336 381.834 STN1 406761.344 371094.121 383.818 Z 406792.397 371071.345 381.837 372.128 372.144 366.285 373.445 371.842 370.929 370.887 TREE CANOPY 371.165 372.168 371.133 370.964 371.074 370.421 STN1F 369.638 371.060 370.781 TREE CANOPY 367.042 366.998 366.836 369.615 368.044 370.206 366.756 370.000 366.314 367.562 366.866 365.619 368.216 367.477 366.028 366.385 367.583 367.408 365.853 366.139 366.084 366.049

APPENDIX C SITE LAYOUT

Persimmon Homes North West Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA KIRKSTONE ROAD KIRKSTONE

0 Scale Bar 1:500

COLLEGE WAY

10

SOLOMONS Open Space Open 20

metres COURT

30

40 Garage

50

BUS STOP

BUS SHELTER BUS El Sub Sta Sub El

Posts Open Space Open

F

BURLOW ROAD BURLOW F

F

El Sub Sta

Leisure complex Leisure

TRENCHARD

BURLOW ROAD BURLOW

Open Space Open

BCP DRIVE

BCP

Car park Car HILLSIDE

BCP

Open Space Open 400m2 Play Area Play 400m2

HARPUR HILL, BUXTON

VIABILITY LAYOUT

SDA 1:500 @ A HH.BUXT-SDA.01 VIABILITY LAYOUT HARPUR HILL, BUXTON P Tel: 0161 746 3737 Fax: 748 3272 E Persimmon Homes (North West) 1.8m Stone Wall & Fence 1.8m Screen Fence Indicative Landscaping Block Paved Private Drive Ref: PHNW-WF-03 Ref: PHNW-F-01 Ref: PHNW-F-03 0.8m Plot Divisional Fence Additional Window To Plot Additional Feature To Garage R 30-34 Crofts Bank Road

1 S Manchester M41 0UH I Urmston M M

24.08.2015 O

B N

APPENDIX D SEVERN TRENT SEWER RECORDS

Persimmon Homes North West Land at Harpur Hill, Buxton Flood Risk Assessment 881530-R1(00)-FRA Drainage & Water Search ( Commercial)

Search Details

Prepared for: Persimmon Homes Matter: DB/NB/NW175 Client address: Persimmon House, Fulford, York, YO19 4FE

Property: LAND AT, BURLOW ROAD, HARPUR HILL, BUXTON

Water Company: Severn Trent Water Ltd

Date Returned: Property type: 18/01/2018 Commercial

This search was compiled by the Water Company above and provided by InfoTrack UK Ltd – t: 0207 186 8090, e: [email protected]. This search is subject to terms and conditions issued by InfoTrack which can be viewed at www.infotrack.co.uk or supplied on request. This search is also subject to terms and conditions issued by the Water Company, available on request. InfoTrack are registered with the Property Codes Compliance Board (PCCB) as subscribers to the Search Code. The PCCB independently monitors how registered firms maintain compliance with the Code. Visit www.propertycodes.org.uk for more information.

InfoTrack UK Limited, Level 11, 91 Waterloo Road, London, SE1 8RT T: 0207 186 8090 E: [email protected] Order Date: Thursday, 18 January 2018 Order No: 26023816 STL Group Ltd Customer Ref: 23d7da44-daf9-e711-822e-02a356ce0cbd DX 148060 Severn Trent Searches has carried out enquiries into WOKING 12 the following property, in line with its published terms of sale upon request from STL Group Ltd

LAND AT BURLOW ROAD HARPUR HILL SK17 9JZ

Commercial Extra Drainage and Water Report

The Search Report on the above property was completed on 18 Jan, 2018 by Marie Freer, a technician employed by Severn Trent Searches.

This report should only be used for individual property transactions where the intended use of the property is:

· not as a single, residential, domestic property: or · not land or buildings being, or to be developed as a single, residential, domestic property

Should this report be used for any other purpose; the Company’s liability, as detailed in Appendix 3 will not apply.

On receipt of this document you have accepted the Terms and Conditions (see Appendix 3).

From 1st October 2011 ownership of private sewers and lateral drains changed in accordance with The Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The contents of this search reflect these changes.

For further information please visit: www.severntrentsearches.com/category/sewer-transfer/

In the event of any queries about the preparation of this Search Report, enquiries should be directed to: [email protected]

Or the Customer Service Manager, Severn Trent Searches at the address below.

Severn Trent Searches PO Box 10155 Nottingham NG1 9HQ Tel: 0115 971 3550 or Severn Trent Searches DX 723860 Nottingham 43

For further information about our products and services please visit: www.severntrentsearches.com ORDER SUMMARY 18 January 2018 LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question Answer

Maps 1.1 Where relevant, please include a copy of an extract from the public sewer map. Map Provided

1.2 Where relevant, please include a copy of an extract from the map of waterworks. Map Provided

Drainage 2.1 Does foul water from the property drain to a public sewer? No

2.2 Does surface water from the property drain to a public sewer? No

2.3 Is a surface water drainage charge payable? See Details

2.4 Does the public sewer map indicate any public sewer, disposal main or lateral drain within Yes the boundaries of the property? 2.4.1 Does the public sewer map indicate any public pumping station or any other ancillary No apparatus within the boundaries of the property? 2.5 Does the public sewer map indicate any public sewer within 30.48 metres (100 feet) of any Yes buildings within the property? 2.5.1 Does the public sewer map indicate any public pumping station or any other ancillary No apparatus within 50 metres of any buildings within the property? 2.6 Are any sewers or lateral drains serving, or which are proposed to serve the property, the No subject of an existing adoption agreement or an application for such an agreement? 2.7 Has a Sewerage Undertaker approved or been consulted about any plans to erect a No building or extension on the property over or in the vicinity of a public sewer, disposal main or drain? 2.8 Is the building which is or forms part of the property at risk of internal flooding due to No overloaded public sewers? 2.9 Please state the distance from the property to the nearest boundary of the nearest sewage See Details treatment works. Water 3.1 Is the property connected to mains water supply? No

3.2 Are there any water mains, resource mains or discharge pipes within the boundaries of the Yes property? 3.3 Is any water main or service pipe serving, or which is proposed to serve the property, the No subject of an existing adoption agreement or an application for such an agreement? 3.4 Is the property at risk of receiving low water pressure or flow? No

3.5 What is the classification of the water supply for the property? See Details

3.6 Is there a meter installed at this property? No

3.7 Please include details of the location of any water meter serving the property. N/A

Charging 4.1.1 Who is responsible for providing the sewerage services for the property? See Answer

4.1.2 Who is responsible for providing the water services for the property? See Answer

4.2 Who bills the property for sewerage services? N/A

4.3 Who bills the property for water services? N/A

Additional 5.1 Is there a Consent to discharge Trade Effluent under S118 of the Water Industry Act, 1991 No Consent into the public sewer? Severn Trent Water Limited, Severn Trent Centre, 2 St John's Street, Coventry, CV1 2LZ Date of Issue: 18 January 2018

SEWER RECORD LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

1. Do not scale off this Map. This Map is furnished as a general guide and no warranty as to its correctness is given or implied. This Map must not be relied upon in the event of any development or works in the vicinity of Severn Trent Water’s assets. 2. On 1 October 2011 most private sewers and private lateral drains transferred to the ownership of Water Companies. Severn Trent Water does not possess complete records of these assets. These assets may not be displayed on this map. 3. Reproduction by permission of Ordnance Survey on behalf of HMSO. © Crown Copyright and database right 2018. All rights reserved. Ordnance Survey licence number 0100031673. Document users other than Severn Trent Water business users are advised that this document is provided for reference purpose only and is subject to copyright, therefore, no further copies should be made from it. Severn Trent Water Limited, Severn Trent Centre, 2 St John's Street, Coventry, CV1 2LZ Date of Issue: 18 January 2018

WATER RECORD LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

1. Do not scale off this Map. This Map is furnished as a general guide and no warranty as to its correctness is given or implied. This Map must not be relied upon in the event of any development or works in the vicinity of Severn Trent Water’s assets. 2. On 1 October 2011 most private sewers and private lateral drains transferred to the ownership of Water Companies. Severn Trent Water does not possess complete records of these assets. These assets may not be displayed on this map. 3. Reproduction by permission of Ordnance Survey on behalf of HMSO. © Crown Copyright and database right 2018. All rights reserved. Ordnance Survey licence number 0100031673. Document users other than Severn Trent Water business users are advised that this document is provided for reference purpose only and is subject to copyright, therefore, no further copies should be made from it. Severn Trent Water Limited, Severn Trent Centre, 2 St John's Street, Coventry, CV1 2LZ

MAP KEYS

Severn Trent Sewer Record

Notes The majority of private gravity sewers and lateral drains shown in magenta transferred into public ownership in October 2011, providing they met the relevant criteria. Please note that private pressurised sewers and drains within the boundary of the property they serve remain private. Sewers shown in green which remain the subject of an adoption agreement under Section 104 of the Water Industry Act (1991) are not the responsibility of Severn Trent Water. Please refer to response to Question 8 in search report to check current status of the sewers. All Sewers that have been transferred to Severn Trent Water after 1st October 2011, which they have a record of but have not surveyed and confirmed, are shown in orange. Please note, the full extent and route of these sewers may not be plotted on the sewer map. By October 1st 2016 any private pumping station and associated apparatus serving a lateral drain or sewer which was operational before July 1st 2011 will have transferred over to Severn Trent Water's responsibility and become a public asset (subject to any appeals).

Severn Trent Water Record

For a detailed glossary of the above terminology please visit: www.severntrentsearches.com/glossary Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 1.1 Q1.1

Where relevant, please include a copy of an extract from the public sewer map. Map Provided A copy of an extract from the public sewer map is included in which the location of the property is identified.

Guidance Notes Pipes that are shown on the public sewer map as sewers, disposal mains or lateral drains are defined as those for which Severn Trent Water holds statutory responsibility under the Water Industry Act 1991. Severn Trent Water is not generally responsible for rivers, watercourses, ponds, culverts or highway drains. If any of these are shown on the copy extract they are shown for information only. Sewers or lateral drains indicated on the extract of the public sewer map as being subject to an agreement under Section 104 of the Water Industry Act 1991 are not an "as constructed" record. It is recommended that these details are checked with the developer. Please note that following the private sewer transfer on October 1st 2011 there may be additional public assets other than those indicated on the map. Particular attention should be paid to public pumping stations (indicated on the plan by a black triangle) which will have associated pressurised sewers serving the pumping station which may not be plotted on the sewer plan even if they have transferred into public ownership. Assets other than public sewers, disposal mains or lateral drains may be shown on the copy extract, for information.

Question 1.2 Q1.2

Where relevant, please include a copy of an extract from the map of waterworks. Map Provided A copy of an extract from the map of waterworks is included in which the location of the property is identified.

Guidance Notes Pipes that are shown on the map of waterworks as water mains, resource mains or discharge pipes are defined as those for which a Water Undertaker holds statutory responsibility under the Water Industry Act 1991. Assets other than water mains, resource mains or discharge pipes may be shown on the plan, for information only. Water Undertakers are not responsible for private water mains or private service pipes connecting the property to the public water main and do not hold details of these. These may pass through land outside of the control of the seller, or may be shared with adjacent properties. The buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal. The extract of the map of waterworks shows water mains in the vicinity of the property. It should be possible to estimate the likely length and route of any private water supply pipe connecting the property to the public water network.

Page 6 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 2.1 Q2.1

Does foul water from the property drain to a public sewer?

Records indicate that foul water from the property does not drain to a public sewer. No

Guidance Notes The connection status of the property is based on information held on the billing records by the responsible water company. In this case we have been unable to find any billing records confirming a connection from the property to the public sewerage system. If any current billing records can be provided to us confirming a connection for this service please, provide this to us and we will amend the search accordingly. It is possible that the property may have a connection to the public sewerage system but is not currently being billed for this service. If this is the case then the property owner should contact Severn Trent Water’s billing department on 0345 7500 500 to arrange for the connection status to be checked and, if confirmed as connected, for the property to be brought into charge for this service. Should Severn Trent Water amend their billing records we will be pleased to amend the report, free of charge, upon request. If foul water does not drain to the public sewerage system the property may have private facilities in the form of a cesspit, septic tank or other type of treatment plant. The requirement to register a Septic tank with the Environment Agency was passed in regulations set in 2010 by the Department for Environment, Food and Rural Affairs (Defra) and the Welsh Government, as part of the implementation of the European Union Water Framework Directive. All domestic septic tanks in Wales need to be registered by December 2011. This is not currently a requirement in England pending the outcome of a joint Environment Agency/Government review. It is recommended all details are checked with the current owner as buyers in Wales may need to register before the deadline. Also note that the general binding rules for Septic tanks and discharge to the ground changed on January 1st 2015. Please visit https://www.gov.uk/guidance/general-binding-rules-small-sewage-discharge-to-the-ground for more details.

Question 2.2 Q2.2

Does surface water from the property drain to a public sewer?

Records indicate that surface water from the property does not drain to a public sewer. No

Guidance Notes If the property was constructed recently the surface water drainage may be served by a Sustainable Drainage System (SuDS) which does not form part of the public sewer network. Further information may be available from the developer or Question 3.3 of the CON29 from the local authority. The connection status of the property listed in this search is based on information held on the billing records by the responsible water company. Sewerage Undertakers are not responsible for any private drains and private sewers that do not connect the property to the public sewerage system, and do not hold details of these. The property owner will normally have sole responsibility for private drains serving the property and may have shared responsibility with other users, if the property is served by a private sewer which also serves other properties but does not connect into the public sewerage system. These may pass through land outside of the control of the seller and the buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal. If surface water does not drain to the public sewerage system the property may have private facilities in the form of a soakaway or private connection to a watercourse.

Page 7 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 2.3 Q2.3

Is a surface water drainage charge payable?

Records indicate that a surface water drainage charge is not applicable at this property. See Details

Guidance Notes Where surface water from a property does not drain to the public sewerage system, no surface water drainage charges are payable. If the property was constructed recently the surface water drainage may be served by a Sustainable Drainage System (SuDS) which does not form part of the public sewer network. Further information may be available from the developer or Question 3.3 of the CON29 from the local authority.

Question 2.4 Q2.4

Does the public sewer map indicate any public sewer, disposal main or lateral drain within the boundaries of the property? Yes The public sewer map included indicates that there is a public sewer, disposal main, lateral drain or other public sewer asset within or close to the boundaries of the property. Please note, from 1st October 2011 it is likely there is additional lateral drains and/or public sewers which are not recorded on the public sewer map but which may prevent or restrict development of the property. Please see Appendix 3 for details.

Guidance Notes The approximate boundary of the property has been determined by reference to the Ordnance Survey record. Please note that following the private sewer transfer on October 1st 2011 the majority of private sewers and lateral drains connected to the public network as of 1st July 2011 transferred into public ownership and therefore there may be additional public assets within or close to the boundary which may not be shown on the public sewer plan. Please see Appendix 3 for further details. The presence of public asset running within the boundary of the property may restrict further development. If there are any plans to develop the property further enquiries should be made to Severn Trent Water's Build Over department. Severn Trent Water has a legal right of access to carry out work on its assets, subject to notice. This may result in employees of the Company or its contractors needing to enter the property to carry out work.

Page 8 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 2.4.1 Q2.4.1

Does the public sewer map indicate any public pumping station or any other ancillary apparatus within the boundaries of the property? No The public sewer map does not indicate a public pumping station or other ancillary apparatus within the boundaries of the property. However, as of 1st October 2016, any pumping station that was contructed prior to 1st July 2011 and serves more than one property will become the responsibility of Severn Trent Water. Although Severn Trent Water has no record of any pumping station at this property there may be pumping stations which meet the adoption criteria which they are not aware of and are not recorded on the public sewer map.

Guidance Notes The approximate boundary of the property has been determined by reference to the Ordnance Survey record. Please note that privately owned pumping stations built prior to 1st July 2011 which serve more than one property and pump to the existing public sewer are eligible for transfer into public ownership as of 1st October 2016. Pumping stations that serve a single property but sit outside the curtilage of that property will also be eligible for transfer. Please see Appendix 3 for further details or visit the Severn Trent Water website at www.stwater.co.uk/my-supplies/waste-water-and-sewers/responsibility-for-sewer-pipes/pumping-stations/. Any other ancillary apparatus is shown on the public sewer map and is referenced on the map key. A full glossary is also available on our website at www.severntrentsearches.com/glossary/

Question 2.5 Q2.5

Does the public sewer map indicate any public sewer within 30.48 metres (100 feet) of any buildings within the property? Yes The public sewer map included indicates that there is a public foul sewer or public sewer asset within 30.48 metres (100 feet) of a building within the property.

Guidance Notes The public sewer map shows the location of public sewers. Please note that from 1st October 2011, private sewers and lateral drains connected to the public network as of 1st July 2011 transferred into public ownership and from that date there may be public sewers closer to the property than those shown on the map. The presence of a public foul sewer within 30.48 metres (100 feet) of the building(s) within the property can result in the Local Authority requiring a property to be connected to the public foul sewer. The measure is estimated from the Ordnance Survey record, between the building(s) within the boundary of the property and the nearest public foul sewer.

Page 9 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 2.5.1 Q2.5.1

Does the public sewer map indicate any public pumping station or any other ancillary apparatus within 50 metres of any buildings within the property? No The public sewer map does not indicate a public pumping station or other ancillary apparatus within 50m of a building within the property. However, following the transfer of some private pumping stations into public ownership, from 1st October 2016 there may be public pumping stations which are not marked on the public sewer map.

Guidance Notes The public sewer map shows the location of public pumping stations, pressurised mains and other ancillary apparatus. Please note that privately owned pumping stations built prior to 1st July 2011 which serve more than one property and pump to the existing public sewer are eligible for transfer into public ownership as of 1st October 2016. Pumping stations that serve a single property but sit outside the curtilage of that property will also be eligible for transfer. Pumping stations also have pressurised sewers associated with them and these may not be plotted on the public sewer map if Severn Trent Water is unaware of the pumping station. The presence of a pumping station, pressurised rising main or other ancillary apparatus may restrict further development. Please see Appendix 3 for further details or visit the Severn Trent Water website at www.stwater.co.uk/my-supplies/waste-water-and-sewers/responsibility-for-sewer-pipes/pumping-stations/. Any other ancillary apparatus is shown on the public sewer map and is referenced on the map key. A full glossary is also available on our website at www.severntrentsearches.com/glossary/.

Question 2.6 Q2.6

Are any sewers or lateral drains serving, or which are proposed to serve the property, the subject of an existing adoption agreement or an application for such an agreement? No

The property is part of an established development and is not subject to an adoption agreement.

Guidance Notes The majority of private sewers and lateral drains subject to adoption agreements were transferred into public ownership from 1st October 2011 and there may therefore be additional public sewers other than those shown on the plan. Further details can be found in Appendix 2. Buyers should consult with the current owner to ascertain the extent of their liability for privately held assets.

Page 10 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 2.7 Q2.7

Has a Sewerage Undertaker approved or been consulted about any plans to erect a building or extension on the property over or in the vicinity of a public sewer, disposal main or drain? No

There are no records in relation to any approval or consultation about plans to erect a building or extension on the property over or in the vicinity of a public sewer, disposal main or drain. However, the Sewerage Undertaker might not be aware of a building or extension on the property over or in the vicinity of a public sewer, disposal main or drain.

Guidance Notes Buildings or extensions erected over a public sewer, disposal main or lateral drain in contravention of building controls or which conflict with the provisions of the Water Industry Act 1991, may have to be removed or altered. Please note that from 1st October 2011 the majority of private sewers and lateral drains connected to the public network as of 1st July 2011 transferred into public ownership and there may therefore be formerly private sewers and lateral drains which will have been built over. Please visit www.severntrentsearches.com/category/sewer-transfer for further information.

Question 2.8 Q2.8

Is the building which is or forms part of the property at risk of internal flooding due to overloaded public sewers? No The property is not recorded as being at risk of internal flooding due to overloaded public sewers.

Guidance Notes A sewer is "overloaded" when the flow from a storm is unable to pass through it due to a permanent problem (e.g. flat gradient, small diameter). Flooding as a result of temporary problems such as blockages, siltation, collapses and equipment or operational failures are excluded. "Internal flooding" from public sewers is defined as flooding which enters a building or passes below a suspended floor. For reporting purposes, buildings are restricted to those normally occupied and used for residential, public, commercial, business or industrial purposes. "At Risk" properties are those that the Sewerage Undertaker is required to include in the Regulatory Register that is reported annually to the Water Services Regulation Authority. These are defined as properties that have suffered or are likely to suffer internal flooding from public foul, combined or surface water sewers due to overloading of the sewerage system more frequently than the relevant reference period (either once or twice in ten years) as determined by the Sewerage Undertaker's reporting procedure. Flooding as a result of storm events proven to be exceptional and beyond the reference period of one in ten years are not included on the "At Risk" register. Please note that from 1st October 2011 the majority of private sewers and lateral drains connected to the public network as of 1st July 2011 transferred into public ownership. Details of formerly private sewers at risk from internal flooding are not recorded in the Regulatory Register and will not be added until a flooding occurrence. There may therefore be public sewers at risk from internal flooding that are not recorded on the "At Risk" register.

Page 11 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 2.9 Q2.9

Please state the distance from the property to the nearest boundary of the nearest sewage treatment works. See Details The nearest sewage treatment works is 1.917 KM to the North of the property. The name of the nearest sewage treatment works is Buxton.

Guidance Notes The nearest sewage treatment works will not always be the sewage treatment works serving the catchments within which the property is situated. The Sewerage Undertakers records were inspected to determine the nearest sewage treatment works. It should be noted therefore that there may be private sewage treatment works closer than the one detailed above that have not been identified.

Question 3.1 Q3.1

Is the property connected to mains water supply?

Records indicate that the property is not connected to the mains water supply and water may, No therefore, be provided by virtue of a private supply.

Guidance Notes The connection status of the property is based on information held on the billing records by the responsible water company. In this case we have been unable to find any billing records confirming a connection to the property from the mains water supply. If any current billing records can be provided to us confirming a connection for this service please provide this to us and we will amend the search accordingly. It is possible that the property may have a connection to the mains water supply but is not currently being billed for this service. If this is the case then the property owner should contact Severn Trent Water’s billing department on 0345 7500 500 to arrange for the connection status to be checked and, if confirmed as connected, for the property to be brought into charge for this service. Should Severn Trent Water amend their billing records we will be pleased to amend the report, free of charge, upon request. Alternatively, this property maybe connected to a private water supply or indirectly supplied by a third party who is connected to the public water supply and it is recommended this is checked with the current owner. Details of private supplies or third party private arrangements are not kept by the Company.

Page 12 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 3.2 Q3.2

Are there any water mains, resource mains or discharge pipes within the boundaries of the property? Yes The map of waterworks indicates that there are water mains, resource mains or discharge pipes within or close to the boundaries of the property.

Guidance Notes The approximate boundary of the property has been determined by reference to the Ordnance Survey record. The presence of a public water main, resource main or discharge pipe within the boundary of the property may restrict further development within it. Water Undertakers have a statutory right of access to carry out work on their assets, subject to notice. This may result in employees of the Company or its contractors needing to enter the property to carry out work.

Question 3.3 Q3.3

Is any water main or service pipe serving, or which is proposed to serve the property, the subject of an existing adoption agreement or an application for such an agreement? No

Records confirm that water mains or service pipes serving the property are not the subject of an existing adoption agreement or an application for such an agreement.

Guidance Notes Where the property is part of a very recent or ongoing development and the water mains and service pipes are not the subject of an adoption application, buyers should consult with the developer to confirm that the Water Undertaker will be asked to provide a water supply to the development or to ascertain the extent of any private water supply system for which they will hold maintenance and renewal liabilities.

Page 13 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 3.4 Q3.4

Is the property at risk of receiving low water pressure or flow?

Records confirm that the property is not recorded on a register kept by the Water Undertaker No as being at risk of receiving low water pressure or flow.

Guidance Notes 'Low water pressure' means water pressure below the regulatory reference level which is the minimum pressure when demand on the system is not abnormal. Water Undertakers are required to include in the Regulatory Register that is reported annually to the Water Services Regulation Authority properties receiving pressure below the reference level, provided that allowable exclusions do not apply (i.e. events which can cause pressure to temporarily fall below the reference level).Water Companies are required to include in the Regulatory Register that is reported annually to the Director General of Water Services properties receiving pressure below the reference level, provided that allowable exclusions do not apply (i.e. events which can cause pressure to temporarily fall below the reference level). The reference level of service is a flow of 9 litres/minute at a pressure of 10 metres head on the customer's side of the main stop tap (mst). The reference level of service must be applied on the customer's side of a meter or any other company fittings that are on the customer's side of the main stop tap. The reference level applies to a single property. Where more than one property is served by a common service pipe, the flow assumed in the reference level must be appropriately increased to take account of the total number of properties served. For two properties, a flow of 18 litres/minute at a pressure of 10 metres head on the customer's side of the mst is appropriate. For three or more properties the appropriate flow should be calculated from the standard loadings provided in BS6700 or Institute of Plumbing handbook.Allowable exclusions: The Company is required to include in the Regulatory Register properties receiving pressure below the reference level, provided that allowable exclusions listed below do not apply. Abnormal demand: This exclusion is intended to cover abnormal peaks in demand and not the daily, weekly or monthly peaks in demand which are normally expected. Companies should exclude from the reported DG2 figures properties which are affected by low pressure only on those days with the highest peak demands. During the report year Companies may exclude, for each property, up to five days of low pressure caused by peak demand. Planned maintenance: Companies should not report under DG2 low pressures caused by planned maintenance. It is not intended that Companies identify the number of properties affected in each instance. However, Companies must maintain sufficiently accurate records to verify that low pressure incidents that are excluded from DG2 because of planned maintenance are actually caused by maintenance. One-off incidents: This exclusion covers a number of causes of low pressure, mains bursts, failures of Company equipment (such as PRVs or booster pumps), firefighting and action by a third party. However, if problems of this type affect a property frequently, they cannot be classed as one-off events and further investigation will be required before they can be excluded.

Question 3.5 Q3.5

What is the classification of the water supply for the property?

The water supplied to the property has an average water hardness of 20.07 mg/l calcium See Details which is defined as Moderately Soft by Severn Trent Water.

Guidance Notes Neither hard nor soft water is considered to pose any risk to health. Hardness comes from naturally occurring calcium and magnesium mineral salts which are dissolved from the rocks through which rain water flows. Hardness is expressed as the equivalent amount of calcium carbonate in parts per million (mg/l). Hard water causes scaling in hot water systems, kettles, electric irons and domestic appliances. Scaling of heating elements may shorten their life and may make appliances less efficient. More information is available on Severn Trent Water’s website at https://www.stwater.co.uk/waterhardness

Water hardness can be expressed in various indices for example the hardness settings for dishwashers are commonly expressed in Clark's degrees, but check with the manufacturer as there are also other units. The following table explains how to convert mg/l calcium and mg/l calcium carbonate classifications.

| TO CONVERT FROM: | TO CLARK DEGREES | TO FRENCH DEGREES | TO GERMAN DEGREES | | mg/l calcium | multiply by 0.18 | multiply by 0.25 | multiply by 0.14 | | mg/l calcium carbonate | multiply by 0.07 | multiply by 0.10 | multiply by 0.056 |

Page 14 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 3.6 Q3.6

Is there a meter installed at this property?

Records indicate that there is no meter installed at this property. No

Question 3.7 Q3.7

Please include details of the location of any water meter serving the property.

Records indicate that the property is not served by a water meter. Where the property is not N/A served by a meter and the customer wishes to consider this method of charging they should contact:

Severn Trent Water PO Box 5310 Coventry CV3 6SD

Tel: 0345 7500 500 For Billing Enquiries only Tel: 0345 7090 646 For Metering Enquiries only Tel: 0115 971 3550 For Search Enquiries only

http://www.stwater.co.uk

Question 4.1.1 Q4.1.1

Who is responsible for providing the sewerage services for the property?

The Sewerage Undertakers for the area are: See Answer

Severn Trent Water PO Box 5310 Coventry CV3 6SD

Tel: 0345 7500 500 For Billing Enquiries only Tel: 0345 7090 646 For Metering Enquiries only Tel: 0115 971 3550 For Search Enquiries only

http://www.stwater.co.uk

Page 15 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 4.1.2 Q4.1.2

Who is responsible for providing the water services for the property?

The Water Undertakers for the area are: Severn Trent Water See Answer PO Box 5310 Coventry CV3 6SD

Tel: 0345 7500 500 For Billing Enquiries only Tel: 0345 7090 646 For Metering Enquiries only Tel: 0115 971 3550 For Search Enquiries only http://www.stwater.co.uk

Question 4.2 Q4.2

Who bills the property for sewerage services?

Records indicate that sewerage charges are not applicable at this property. N/A

Question 4.3 Q4.3

Who bills the property for water services?

Records indicate that water charges are not applicable at this property. N/A

Page 16 of 25 Order Reference:26023816 18 January 2018

LAND AT BURLOW ROAD HARPUR HILL, SK17 9JZ

Question 5.1 Q5.1

Is there a Consent to discharge Trade Effluent under S118 of the Water Industry Act, 1991 into the public sewer? No Consent There is no Consent to Discharge Trade Effluent at this address. However, your client should be reminded that it is an offence under S129 of the Water Industry Act of Discharge Trade Effluent without Consent. If you have any queries please contact Operations Support Services, Severn Trent Water Limited, Raynesway, Derby, DE21 7JA. Tel: 01332 683369. Email: [email protected]

Guidance Notes Disputes between an occupier of a Trade Premises and the Sewerage Undertaker can be referred to the Director General of Water Services (OFWAT) on telephone number 0121 625 1300. Trade Effluent is defined by S141 of the Water Industry Act as "any liquid, with or without particles of matter in suspension in the liquid, which is wholly or in part produced in the course of any trade or industry carried on at trade premises" but does not include "domestic sewerage". As defined by the same Act as "any premises used or intended to be used for carrying on any trade or industry". Any Consent to Discharge Trade Effluent is used under S118 of the Water Industry Act 1991 and will be subject to certain conditions. Disputes between an occupier of a Trade Premises and the Sewerage Undertaker can be referred to the Director General of Water Service (OFWAT) on telephone number 0121 625 1300.

Page 17 of 25 Glossary for Commercial Drainage and Water Search

Definition of terms: 'the 1991 Act' means the Water Industry Act 1991; 'the 2000 Regulations' means the Water Supply (Water Quality) Regulations 2000; 'the 2001 Regulations' means the Water Supply (Water Quality) Regulations 2001; 'adoption agreement' means an agreement made or to be made under Section 51A(1) or 104(1) of the 1991 Act; 'bond' means a surety granted by a developer who is a party to an adoption agreement; 'bond waiver' means an agreement with a developer for the provision of a form of financial security as a substitute for a bond; 'calendar year' means the twelve months ending 31st December; 'discharge pipe' means a pipe which discharges are made or are to be made under Section 165(1) of the 1991 Act; 'disposal main' means (subject to section 219(2) of the 1991 Act) any outfall pipe or other pipe which - (a) is a pipe for the conveyance of effluent to or from any sewage disposal works, whether of a Sewerage Undertaker or of any other person; and (b) is not a public sewer; 'drain' means (subject to Section 219(2) of the 1991 Act) a drain used for the drainage of one building or of any buildings or yards appurtenant to buildings within the same curtilage; 'effluent' means any liquid, including particles of matter and other substance in suspension in the liquid; 'financial year' means the twelve months ending with 31st March; 'lateral drain' means - (a) that part of a drain which runs from the curtilage of a building (or buildings or yards within the same curtilage) to the sewer with which the drain communicates or is to communicate; or (b) (if different and the context so requires) the part of a drain identified in a declaration of vesting made under Section 102 of the 1991 Act or in an agreement made under Section 104 of that Act; 'licensed water supplier' means a company which is the holder for the time being of a water supply license under Section 17A(1) of the 1991 Act; 'maintenance period' means the period so specified in an adoption agreement as a period of time - (a) from the date of issue of a certificate by a Sewerage Undertaker to the effect that a developer has built (or substantially built) a private sewer or lateral drain to that Undertakers satisfaction; and (b) until the date that private sewer or lateral drain is vested in the Sewerage Undertaker; 'map of waterworks' means the map made available under Section 198(3) of the 1991 Act in relation to the information specified in subsection (1A); 'private sewer' means a pipe or pipes which drain foul or surface water, or both, from premises, and are not vested in a Sewerage Undertaker; 'public sewer' means, subject to Section 106(1A) of the 1991 Act, a sewer for the time being vested in a Sewerage Undertaker in its capacity as such, whether vested in that Undertaker - (a) by virtue of a scheme under Schedule 2 to the Water Act 1989; (b) by virtue of a scheme under Schedule 2 to the 1991 Act; (c) under Section 179 of the 1991 Act; or (d) otherwise; 'public sewer map' means the map made available under Section 199(5) of the 1991 Act; 'resource main' means (subject to Section 219(2) of the 1991 Act) any pipe, not being a trunk main, which is or is to be used for the purpose of- (a) conveying water from one source of supply to another, from a source of supply to a regulating reservoir or from a regulating reservoir to a source of supply; or (b) giving or taking a supply of water in bulk; 'sewerage services' includes the collection and disposal of foul and surface water and any other services which are required to be provided by a Sewerage Undertaker for the purpose of carrying out its functions; 'Sewerage Undertaker' means the company appointed to be the Sewerage Undertaker under Section 6(1) of the 1991 Act for the area in which the property is or will be situated; 'surface water' includes water from roofs and other impermeable surfaces within the curtilage of the property; ‘trade effluent’ any liquid, either with or without suspended particles, which is wholly or partly produced in the course of any trade or industry carried on at trade premises. It does not include domestic sewage. 'water main' means (subject to Section 219(2) of the 1991 Act) any pipe, not being a pipe for the time being vested in a person other than the Water Undertaker, which is used or to be used by a Water Undertaker or licensed water supplier for the purpose of making a general supply of water available to customers or potential customers of the Undertaker or supplier, as distinct from for the purpose of providing a supply to particular customers; 'water meter' means any apparatus for measuring or showing the volume of water supplied to, or of effluent discharged from any premises; 'water supplier' means the company supplying water in the water supply zone, whether a Water Undertaker or licensed water supplier; 'water supply zone' in relation to a calender year, means the names and areas designated by a Water Undertaker within its area of supply that are to be its water supply zones for that year; 'Water Undertaker' means the company appointed to be the Water Undertaker under Section 6(1) of the 1991 Act for the area in which the property is or will be situated.

In this Report, references to a pipe, including references to a main, a drain or a sewer, shall include references to a tunnel or conduit which serves or is to serve as the pipe in question and to any accessories for the pipe.

Page 18 of 25 Explanation of the main Map Keys

For an explanation of the full key, please visit http://www.severntrentsearches.com/glossary

Water Record

Distribution Main A local water main that distributes water supplies to premises within a geographical area

Trunk Main A water main that provides water supplies to distribution mains or transfers water between water sources, water treatment works and reservoirs

A water main no longer in use that formerly supplied water and is still in Abandoned Main existence

Aqueduct A large diameter pipe that carries water from a water supply source to a water treatment works or reservoir

Protective Strip A strip of land over the line of a water main within which no buildings should be placed or ground levels altered in order to protect the integrity of and access to the pipe

Discharge A point where water can be flushed from a water supply system into a watercourse

Fire Main A pipe that supplies water into an area to enable connections to be made solely for the purpose of extinguishing fires

Water Facility Connection Inlet to a water pumping facility or outlet from a water pumping facility

Sewer Record

Public Combined Gravity Sewer A public sewer that is in the ownership and control of Severn Trent Water that drains by gravity and receives both foul and surface water flows from more than one property.

Public Foul Gravity Sewer A public sewer that is in the ownership and control of Severn Trent Water that drains by gravity and receives foul water flows from more than one property.

Public Surface Water Gravity Sewer A public sewer that is in the ownership and control of Severn Trent Water that drains by gravity and receives surface water flows from more than one property.

Abandoned Gravity Sewer A sewer no longer in use that formerly received drainage by gravity and is still in existence.

Combined Use Pressurised Sewer A public sewer that is in the ownership and control of Severn Trent Water through which both foul and surface water flows are pumped and receives drainage from more than one property

A public sewer that is in the ownership and control of Severn Trent Water Foul Use Pressurised Sewer through which foul water flows are pumped and receives drainage from more than one property.

Foul Use Manhole A vertical access shaft from ground level to a foul sewer to allow cleaning, inspection, connections and repairs

This is usually an underground facility which may be accommodated in an Sewage Pumping Facility above ground building and pumps from a low-lying area to a higher one. Foul sewage and/or surface water flows from a sewerage system by gravity into the pumping station and the flows are then pumped into another sewerage system or to a sewage works.

Page 19 of 25 Guidance Notes

General protection of sewers and water mains The Water Industry Act 1991 gives rights to the Water Companies in respect of pipes which are their responsibility but which are situated in private land. These rights which are usually in respect of sewers or water mains; permit the Water Company to carry out future works on such pipes such as general repair and maintenance.

Permitted activities/uses within the strip of land above such pipes This strip of land, generally known as 'the sterilized strip', has statutory protection and its width varies according to the size and depth of the pipe in question.

Acceptable: • Use of the strip of land for agricultural or garden purposes or as an open space • Placing of fences over the line of the pipe which are of an easily removable nature • Placing of sewers, drains, cables or wires within the strip of land, subject to prior consultation • Construction of roads or access across the strip of land, subject to prior consultation

Unacceptable: • Construction of any permanent building, wall or structure even for agricultural purposes or garden purpose expect in certain circumstances where our formal consent is given (please see below) • Use the strip of land for any purpose which may endanger or damage the pipe • Removal of any earth supporting the pipe • Planting of trees or shrubs within the strip of land • Alteration to the level of the strip of land whether by excavation or tipping of any materials • Covering any apparatus on the surface of the strip of land e.g. manholes, air valves etc • Making access to the pipe more difficult/expensive e.g. by special or ornamental surfacing

Building over public sewers Severn Trent Water is responsible for public sewers within its area and many public sewers cross private land. The Company have to ensure that no development is carried out which may damage a public sewer, cause risk of flooding or restrict future access for maintenance Wherever possible Severn Trent Water prefers to avoid the need to build over or close to a sewer by repositioning the proposed development or diverting the sewer. "Close to" is normally defined as being within 3 metres of the sewer. However, in some cases where the risk to the public sewer is small or can be reduced to acceptable levels and where diversion is not possible, Severn Trent may be willing to allow building over or close to a sewer. Building close to or over a public sewer without having obtained our formal approval is illegal and it may also jeopardise the future sale of your property.

If you are unsure whether your building works affect a public sewer you can find out by calling the relevant office number, as detailed below:

West Office East Office

Areas Covered Shropshire Nottinghamshire Staffordshire Derbyshire Worcestershire Leicestershire West Midlands (except Coventry) Warwickshire Powys Coventry Herefordshire Lincolnshire Yorkshire Northamptonshire Cambridgeshire Oxfordshire

Telephone Number 01902 793 871 0116 2343 834

Opening Times Mon-Thurs 08:00-17:00hrs Fri 08:30-16:30 Mon-Thurs 08:00-17:00hrs Fri 08:30-16:30

Postal Address Severn Trent Water Ltd. Severn Trent Water Ltd. Asset Protection West Asset Protection East Regis Road Gorse Hill Tettenhall Anstey Wolverhampton Leicester WV6 8RU LE7 7GU

Page 20 of 25 Rights to discharge Trade Effluent

All industrial waste waters (trade effluents) are subject to a discharge consent system under either the Water Resources Act 1991 or the Water Industry Act 1991.

Three categories of waste waters are can be discharged from commercial premises:

Domestic Sewage - effluent from staff toilets, wash hand basins, showers, and kitchen areas. This is also sometimes known as foul drainage and will usually be kept separate from the trade effluent whilst on the company site, although it is mixed once it reaches the main sewerage system. The charge for this is usually included as part of a water bill.

Trade Effluent - effluent from all processes on the site, including all rinse water, washing water and any other discharge related to the process (even if it is clean water). The local water company charge for this if it goes to sewer. Occasionally, effluent is discharged directly into a river or other water course: in this instance, the Environment Agency make a charge. Trade effluent is legally defined as "any liquid, either with or without suspended particles, which is wholly or partly produced in the course of any trade or industry carried on at trade premises". It does not include domestic sewage.

Rainwater - rainwater from roofs, carparks and other outside areas discharges into a surface drainage system. This is separate from the foul drainage system and is regulated by the Environment Agency rather than the water company. Rainwater is either channelled to surface drains located in roads adjacent to the property or is sometimes discharged directly to a river or stream. There is not normally a charge for discharge of rainwater, although companies do have a duty to ensure it is not contaminated by oils or any other substance.

Consent to discharge

The Water Industry Act gives companies the right to discharge to a public sewer but only with the prior consent or agreement of the water company. Water companies maintain the sewerage system, provide treatment for the waste, and dispose of the final treated effluent. To allow them to do this effectively, they can impose special restrictions on an effluent before allowing the discharge. These restrictions depend upon the type of treatment provided by the water company, the size of connecting sewers and the capacity of the waste water treatment works (WWTW). They can also include: · the nature or composition of the effluent · the maximum daily volume allowed · the maximum rate of flow · the sewer into which the effluent is discharged. A number of other factors may also be included in a consent to discharge, eg the temperature or pH of the effluent. Certain substances are prohibited from being disposed of in this way. In addition to the type and quality of the effluent, the Water Industry Act also gives the water companies the right to charge for carrying, treating and disposing of the waste.

Page 21 of 25 Appendix 1

Complaint Procedure

Whilst Severn Trent Searches has made every effort to ensure the information contained in this Commercial Drainage and Water Search is accurate we do accept that on occasions, customers may not be happy and seek clarification or confirmation that our records are correct. For such instances, Severn Trent Searches has developed a set of minimum standards that would apply when dealing with customer enquiries and complaints. These are listed below.

Severn Trent Searches: Commercial Drainage and Water Search Complaint Procedure

As a minimum standard Severn Trent Searches, PO Box 10155, Nottingham, NG1 9HQ.

We will endeavour to resolve any telephone contact or complaint at the time of the call, however, if that isn't possible, we will advise you on how soon we can respond. If you are not happy with our initial response, we will advise you to write in via email, fax or letter explaining the reasons why you are not satisfied.

We will investigate and research the matter in detail and provide a written response within 5 working days of receipt of your complaint.

Depending on the scale of investigation required, we will keep you informed of the progress and update you with new timescales if necessary.

If we find your complaint to be justified, or we have made any errors that change the outcome in your search result, we will automatically provide you with a revised search and also undertake the necessary action, as within our control, to put things right as soon as practically possible. Customers will be kept informed of the progress of any action required.

If the search takes us longer than 15 working days to complete and we have not communicated the reasons for the delay, we will provide the search free of charge.

A complaint will normally be dealt with fully within 20 working days of the date of its receipt. If there are valid reasons for the consideration taking longer, you will be kept fully informed in writing or via telephone or email as you prefer and receive a response at the very latest within 40 working days.

If you are still not satisfied with our response or action, we will refer the matter to a Senior Manager/ Company Director for resolution. At your request we will liaise with counseling organisations on your behalf.

Complaints should be sent to: TPOs can be contacted at: Customer Services The Property Ombudsman scheme Severn Trent Searches Milford House, 43 - 55 Milford Street, PO Box 10155 Salisbury, Wiltshire, SP1 2PB. Nottingham Tel: 01722 333306 NG1 9HQ Fax: 01722 332296 Tel: 0115 971 3550 E-mail: [email protected] Email: [email protected] Website: www.tpos.co.uk

Page 22 of 25 Appendix 2 Private sewer transfer - notes for property owners and conveyancers

The transfer

The private sewer transfer commenced in October 2011, and was designed to bring the majority of private sewers in England and Wales into public ownership.

Drains, lateral drains and sewers - definitions A drain is a disposal pipe serving a single property or properties (such as flats) within a single curtilage. A lateral drain is any section of that drain which extends beyond the curtilage of the property. A sewer is a disposal pipe serving two or more separate properties. Full legal definitions of these terms can be found in the glossary.

Assets transferred into public ownership The majority of all sewers and lateral drains that were connected to the public system prior to 1st July 2011 transferred into public ownership on 1st October 2011. Water companies were given five years to identify and adopt private pumping stations and associated apparatus, ending in October 2016.

Assets not transferred into public ownership Some assets were excluded from the transfer, including: Any assets not connected prior to 1st July 2011. These will transfer under a secondary scheme at a later date. Drains within the boundary of the property they serve. Sewers on Crown Land (such as prisons) where notice has been received from the relevant authority that the sewers should be exempt. Sewers owned by Railway Authorities. Sewers and drains which do not discharge to the public system, such as Sustainable Drainage Systems. Drainage systems contained within a single property curtilage (e.g. retail parks, caravan parks). Private Pumping stations and associated pressurised mains which serve one property. Sewers where the owner successfully appeals to OFWAT to retain ownership (see below). Private treatment works, septic tanks and cesspits.

Appeals Any owner of a private sewer, lateral drain or pumping station had the right to appeal of OFWAT to retain ownership. These had to be lodged before 30th September 2011* OFWAT then determined whether the asset in question should be exempt from the transfer. During the appeal process, assets remained private.

*Appeals process differs slightly for pumping stations, Visit Ofwat's website for more details (ofwat.gov.uk).

Future procedures for new sewers

The Flood and Water Management Act 2010 Once Section 42 of the Flood and Water Management Act 2010 comes into force, adoption of all new sewers which connect to the public network will be mandatory. A new national Mandatory Build Standard will also be introduced specifying the standards to which new sewers must be built.

Issues for property owners

Liability Following the transfer, the majority of property owners have a greatly reduced liability for repairs to the drainage system. Should the search indicate the property is not connected to mains drainage or that there are no public assets nearby, it is recommended that further investigations be made into the drainage arrangements, as the property owner may have a substantial liability.

Sewers within property boundaries The transfer has resulted in a greater number of public sewers and lateral drains within property boundaries, many of which are not plotted on the Public Sewer Map. Property owners need to be aware that Severn Trent Water have statutory rights of access to land where their assets are located should they need to access the mains. There are also formerly private sewers which have been built over without the Sewerage Undertaker's consent. Providing normal planning procedures were followed, this should not present any significant issues, although property owners need to be aware that theSewerage Undertaker may need to access the sewer.

Developing Properties Building over or close to a public asset requires consent from Severn Trent Water. This includes newly transferred private sewers and lateral drains within property boundaries. Full details can be found on the Severn Trent Water website. Should you wish to develop a property, Severn Trent Searches are able to arrange a survey of both private and public drainage systems. This survey meets the required standard to accompany an application to build over or close to a public sewer made to Severn Trent Water.

What to do if there is a Blockage in the Sewer within the Property Boundary If there is a problem with a pipe within the property boundary, the occupier should call Severn Trent Water on 0800 783 4444. The Sewerage Undertaker will then decide whether this is a private matter or if they are responsible. The Sewerage Undertaker may charge the homeowner for clearing a blockage etc for which they are not responsible. Any works needed would be agreed beforehand.

Page 23 of 25 Changes to Drainage and Water searches

Section 104 sites The transfer applied to sites undergoing adoption under Section 104 of the Water Industry Act (1991). However, some assets on these sites, such as pumping stations, sewers connected after July 2011 and surface water sewers which do not connect to the public system, were either exempt from the transfer or will transfer at a later date. In these circumstances the search will continue to show a Section 104 agreement in place.

Sewers and lateral drains within property boundaries Because private sewers were not previously required to be recorded on the public sewer records there are circumstances when we are unable to confirm the location of newly transferred sewers. On these occasions, the CON29DW report will advise as to whether there is likely to be a public asset within the boundary.

Proximity of sewers to the property The majority of properties - particularly within urban areas - will have public sewers within 100 feet (30.48 metres). In the case of transferred assets not being shown on public sewer record, there will be occasions when we are unable to confirm this. In these circumstances we will advise whether there are likely to be assets in close proximity to the property. The absence of nearby public sewers could result in a property owner having a substantial liability for repairs to the drainage system.

Building over public sewers A number of formerly private sewers have been built over and are now the responsibility of Severn Trent Water. Although the search will highlight whether there has been a build over enquiry to Severn Trent Water, this will only apply to sewers which were public at the time of development.

Sewer flooding Whilst the search will still report the risk of sewer flooding to a property, following the transfer there is the possibility of sewer flooding from newly transferred sewers which will not have been previously recorded. The register will be updated as and when there is an occurrence.

Pumping Stations The search indicates whether a transferred pumping station is located either within a property boundary, or within 50 metres of the property. Newly transferred pumping stations - which will not always have been built to Severn Trent Water's standards - will initially require regular inspection and maintenance, which may prove disruptive. On occasion, there may be formerly private pumping stations of which we are unaware. In these instances, please contact Severn Trent Water on 0800 783 444 or email [email protected]

Typical Examples

Terraced houses with shared sewers

Detached Property Boundary house with no shared sewers Flats Footpath

Public Highway

Public Sewers and lateral drains, responsibility of the Sewerage company

Drain, responsibility of the home owner

This diagram reflects some common scenarios following the sewer transfer.

Terraced Properties It is common for terraced properties to have a public sewer passing within the property boundary. There are some exceptions, such as an end terrace upstream of neightbouring properties, as the section of drain will only serve that one property and so will remain private. Besides the situation shown in Detached Properties the diagram, a common alternative arrangement is for terraced houses to be It is common for most detached properties to be connected to the public served by a shared sewer to the rear which may also run in passageways sewer via a direct connection. Therefore, for many detached properties it between properties to join the main sewer in the highway. is unlikely that assets within the boundary of the property will have transferred. But the individual drainage arrangements at a specific Semi-detached property should be checked if details are required. The majority of semi-detached properties are connected to the public sewer via a shared connection. The section of drain which serves both properties is Flats/Apartments now public. Typically, the public sewer will be within the boundary of the Any shared drainage systems within a property curtilage remain private. property which is downstream on the drainage system as most sewers work This means with flats, only drains and sewers outside the boundary have on a gravity system. transferred.

Page 24 of 25 Appendix 3 COMMERCIAL EXTRA DRAINAGE AND WATER SEARCH TERMS & CONDITIONS These Terms govern the basis on which the Report is supplied and the basis upon which the contract, negligence or any other tort, under statute or statutory duty or restitution or otherwise at all) Customer and the Client have relied upon the Report. shall not exceed £10,000,000. Definitions 3.4 Except as provided in paragraph 3.1, the Company will be under no liability to the Customer ‘Apparatus’ means the sewers, disposal mains or lateral drains, water mains, resource mains or and/or the Client whatsoever (whether in contract, tort (including negligence), breach of statutory discharge pipes and associated infrastructure for which an Undertaker holds statutory responsibility duty, restitution or otherwise) for any indirect or consequential loss (both of which terms include, under the Water Industry Act 1991 shown on the map attached to the Report; without limitation, pure economic loss, loss of profits, loss of business, depletion of goodwill and like ‘Client’ means the person who is the intended recipient of the Report with an actual or potential loss) howsoever caused arising out of or in connection with these Terms and/or the provision of the interest in the Property. Report. ‘Company’ means Severn Trent Retail and Utility Services Limited, the company producing the 3.5 Except as set out in paragraph 3.1, the Company hereby excludes to the fullest extent permissible Report. in law, all conditions, warranties and stipulations, express (other than those set out in these Terms) or ‘Customer’ means the person placing the Order, either on its own behalf as Client, or, as an agent for implied, statutory, customary or otherwise which, but for such exclusion, would or might subsist in or a reseller to a Client. favour of the Customer and/or the Client. ‘Order’ means any request completed by the Customer requesting the Report in accordance with the 3.6 The Company shall not be in breach of these Terms or otherwise liable to the Customer and/or Company’s order procedure. the Client for any failure to provide or delay in providing the Report to the extent that such failure or ‘Report’ means the drainage and/or water report prepared by the Company in respect of the Property. delay is due to a event or circumstance beyond the reasonable control of the Company including but ‘Partner Undertakers’ means Severn Trent Water Plc or South Staffordshire Water Plc. not limited to any delay, failure of or defect in any machine, processing system or transmission link or ‘Person’ means any individual, firm, body corporate, unincorporated association or partnership. any failure or default of a supplier or sub-contractor of the Company or any provider of any third party ‘Property’ means the address or location supplied by the Customer in the Order which satisfies one or Information except to the extent that such failure or delay is caused by the negligence of the more of the requirements set out in paragraph 2.1. Company. ‘Purpose’ shall have the meaning set out in paragraph 2.2. 3.7 Where the Customer sells this Report to a Client under its own name or as a reseller of the ‘Terms’ means these Commercial Extra Drainage and Water Search Terms and Conditions. Company (other than in the case of a bona fide legal adviser recharging the cost of the Report as a ‘Third Party Undertaker’ means any Undertaker other than a Partner Undertaker. disbursement) the Company shall not in any circumstances (whether for breach of contract, ‘Undertaker’ means a Sewerage and/or Water Undertaker (both as defined in the Water Industry Act negligence or any other tort, under statute or statutory duty, restitution or otherwise at all) be liable to 1991) providing water and sewerage services. the Customer for any loss (whether direct, indirect or consequential loss (all three of which terms 1. Agreement include without limitation, pure economic loss, loss of profit, loss of business, depletion of goodwill 1.1 The Company agrees to supply the Report to the Customer and, if applicable, the Customer shall and like loss)) or damage whatsoever caused in respect of the Report or any use of the Report or provide the Report to the Client, subject to these Terms to the exclusion of all other terms and reliance placed upon it and the Customer shall indemnify and keep indemnified the Company in conditions including any terms and conditions which the Customer and/or Client purports to apply respect of any claim by the Client that the Company may incur or suffer. under any Order, confirmation of Order or any other document. The scope and limitations of the 3.8 Where the Property falls within a geographical area where two or more different Undertakers Report are described in paragraph 2 of these Terms. provide water and sewerage services, the Company shall use extracts from reports provided by Third 1.2 Where the Customer is not the Client, then the Customer shall ensure that these Terms are Party Undertakers in respect of the part of the Property that falls within the provision of services by brought to the attention of the Client on or prior to the Customer placing the Order and that the Terms Third Party Undertakers and such information shall not be produced specifically for the Company are provided with any copy of the Report provided by the Customer to the Client. The Customer is (“Third Party Information”). Liability for accuracy of the Third Party Information used for the purpose responsible for making sure that the Client is aware of the limitations and exclusions that are of the Report will remain with that Third Party Undertaker and is subject to the Third Party contained in these Terms and must draw the Client’s attention to any disclaimers set out in the Undertakers’ terms and conditions of supply of such reports. The Company gives no warranty as to Report. the correctness, accuracy or completeness of the Third Party Information and provided that the 1.3 The Customer agrees that the placing of an Order for a Report indicates its acceptance of these Company reproduces the Third Party Information in the Report correctly, the Company excludes all Terms. liability (whether for breach of contract, negligence or any other tort, under statute or statutory duty, 1.4 Where the Customer is placing an Order on behalf of a Client, it warrants and represents to the restitution or otherwise) for any Third Party Information. Company that it is authorised to accept these Terms on behalf of the Client and to bind the Client to 3.9 If the Customer and/or Client is acting as a consumer in purchasing the Report, then in respect of these Terms. the party dealing as a consumer (the “Consumer”), the provisions of paragraphs, 3.3 to 3.5 shall not 2. The Report be deemed to apply and subject to paragraph 3.1, the Company shall only be liable to the Consumer 2.1 This report should only be used for individual property transactions where the intended use of the for losses which the Consumer suffers as a result of the Company not providing the Report in property is: accordance with these Terms. The Company is not responsible to the Consumer for any losses 2.1.1. not as a single, residential, domestic property: or which it may incur which were not a foreseeable consequence of the Company breaching these 2.1.2. not land or buildings being, or to be developed as a single, residential, domestic property Terms, including if the Consumer and the Company could not have contemplated those losses before 2.2 The Report is produced solely for use by the Client for the intended purpose of the Report (the or when the parties entered into these Terms. The Company’s liability to the Consumer shall not in “Purpose”). The Purpose is the identification of the location and connection of existing drainage (save any circumstances include any business losses that it may incur, including but not limited to lost data, that which is identified in clause 2.3.7) and/or water services at the Property in relation to the lost profits or business interruption. individual commercial property transaction in respect of the Property which is in the contemplation of 4. Copyright and Confidentiality the Client at the time of ordering the Report the Company shall not be liable in any circumstances in 4.1 The Customer acknowledges and where the Customer is not the Client, the Customer shall connection with the Report if it is used for any other purpose. procure that the Client acknowledges that the Report is confidential to the Customer and/or the Client 2.3 Whilst the Company will use its reasonable care and skill in producing the Report, it is provided to and may only be used by the Customer and/or the Client for the Purpose and the proper performance the Customer on the basis that the Customer and the Client acknowledge and agree to the following:- of these Terms. 2.3.1 the information contained in the Report details only the location and connection of existing 4.2 The copyright and any other intellectual property rights in the Report shall remain the property of drainage and/or water services at the Property at the date stated in the Report; the Company. No intellectual or other property rights are transferred or licensed to the Customer or 2.3.2 the Company’s obligation in respect of the Report is to correctly reproduce and compile the the Client except to the extent expressly provided in these Terms. The maps contained in the Report information provided by the Partner Undertakers and any Third Party Information (in accordance with are protected by Crown Copyright and must not be used for any purpose not anticipated by the paragraph 3.8); Report. 2.3.3 the Report does not give details about the actual state or condition of the Property or the 4.3 The Customer and the Client are entitled to make copies of the Report for the Purpose but may existing drainage and/or water services nor should it be used or taken to indicate actual suitability or only copy Ordnance Survey mapping or data contained in or attached to the Report if it has an unsuitability of the Property for any particular purpose, or relied upon for determining saleability or appropriate licence from the originating source of that mapping or data. value, or used as a substitute for any physical investigation or inspection. Further advice and 4.4 The Customer agrees and where the Customer is not the Client, the Customer shall procure that information from appropriate experts and professionals should always be obtained if the Customer or the Client agrees, (in respect of both the original and any copies made) to respect and not to alter any the Client requires; trademark, copyright notice or other property marking which appears on the Report. 2.3.4 the information contained in the Report is dependent upon the accuracy of the information 4.5 The Customer agrees and where the Customer is not the Client, the Customer shall procure that supplied by the Customer or Client including, but not limited to the address of the Property and any the Client agrees to indemnify and keep indemnified the Company against any losses, costs, claims plan of the Property; and damage suffered by the Company as a result of any breach by either of them of the terms of 2.3.5 the statements in the Report marked as 'Guidance Notes' are intended to be general paragraphs 4.1 to 4.4 inclusive. statements and advice in addition to the report on the Property. The Company cannot ensure that any 4.6 The obligation to procure the compliance of the Client to the obligations set out in this paragraph such guidance notes are accurate, complete or valid and accepts no liability for such general 4 and in paragraph 6.5 shall not apply to Customers who are bona fide legal advisers recharging the statements and advice provided; and cost of the Report to the Client as a disbursement. 2.3.6 the position and depth of any Apparatus shown on any maps attached to the Report is 5. Payment approximate, and is intended as a general guide only and no warranty as to its correctness is given or 5.1 Unless otherwise stated all prices are inclusive of VAT. The Customer shall pay the price of the implied and the Company shall have no liability for any inaccuracy in respect of the position of the Report specified by the Company, without any set off, deduction or counterclaim. Unless the Apparatus shown on any map. The exact positions and depths should be obtained by excavation trial Customer or Client has an account with the Company for payment for Reports, the Company must holes and the maps must not be relied on in the event of excavation or other works made in the receive payments for Reports in full before the Report is produced. For Customers or Clients with vicinity of the Apparatus. accounts, payment terms will be as agreed with the Company. 2.3.7 subject to the terms of this agreement, the Company is not liable to the Customer or the Client 5.2 Where the Property consists of a site with four or more separate metered or un-metered water where the report does not provide details about the private sewers, drains, lateral drains, pumping supplies, additional fees may be charged as notified to the Customer by the Company. stations and any asociated apparatus that have transferred into the Undertaker and/or Partnership 6. General Undertaker's and/or the Third Party Undertaker's ownership as a direct result of the 'The Water 6.1 If any provision of these Terms is or becomes invalid or unenforceable, it will be taken to be Industry (Schemes for Adoption of Private Sewers) Regulations 2011' and which are not shown on the removed from the rest of these terms to the extent that it is invalid or unenforceable. No other public sewer record at the point at which the search was completed. provision of these terms shall be affected. 2.4 The Client and/or Customer shall notify the Company as soon as is practicable if it becomes 6.2 Any failure by the Company to enforce any breach of the Terms shall not be deemed to be a aware of any defect or inaccuracy in the Report. waiver of any future breach of the Terms by the Customer or Client. 3. Limitation of Liability 6.3 These Terms shall be governed by English law and all parties submit to the exclusive jurisdiction 3.1 The Company does not exclude its liability (if any) to the Customer and/or the Client: of the English courts. 3.1.1 for personal injury or death resulting from the Company’s negligence; 6.4 Nothing in these Terms shall in any way restrict the Customer or Client’s statutory or any other 3.1.2 for any matter for which it would be illegal for the Company to exclude or to attempt to exclude rights of access to the information contained in the Report. its liability; or 6.5 The Company and the Customer agree and where the Customer is not the Client, the Customer 3.1.3 for fraud. shall procure that the Client agrees that these Terms contain all the terms which the Company and 3.2 Subject to paragraph 3.1 the Company accepts no responsibility for and excludes its liability the Customer and/or the Client have agreed in relation to the subject matter of these Terms and (whether for breach of contract, negligence or any other tort, under statute or statutory duty, restitution supersede any prior written or oral agreements, representations or understandings between any of or otherwise at all) for: them in relation to such subject matter. Nothing in this paragraph 6.5 will exclude any liability which 3.2.1 any inaccuracy or error in the Report based on incomplete or inaccurate information supplied one party would otherwise have to another party in respect of any statements made fraudulently. by the Customer and/or the Client; 6.6 The Company may assign, delegate, licence, hold on trust or sub-contract all or any part of its 3.2.2 any use of the Report by the Customer for any purpose other than the Purpose; rights and obligations under these Terms. 3.2.3 any inaccuracy or error in information provided by any Third Party Undertaker;

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