Bridgend Freuchie

Development Opportunity on behalf of

to the St Andrews and East Fife Local Plan

December 2009 prepared by This proposal has been prepared on behalf of Lynch Homes for consideration by Fife Council as a site for allocation in the St Andrews & East Fife Local Plan.

Lynch Homes is committed to building housing developments which respect the urban character of the locality and fully integrate into the fabric of the local community.

Lynch Homes fully supports the ‘place making’ agenda presented by Scottish Government, and is committed to working with Fife Council to deliver quality places, and adding to the sustainability of local communities.

2 Contents

1. Strategic Context

2. Previous Submission to the Local Plan

3. Site Appraisal

4. Development Opportunity

5. Vision for Development

6. Design Concept

7. Beneﬁ ts to the Community

3 4 Strategic Context

Lynch Homes is seeking to promote a modest housing development at Freuchie. Freuchie is part of the Cupar and North West Fife Housing Market Area (HMA).

The Fife Structure Plan was approved with modiﬁ cations in May 2009. This now sets the strategic framework for the future development in Fife.

The Cupar and North West Fife HMA is identiﬁ ed as having a shortfall of 1,850 homes. A Strategic Land Allocation has been established at Cupar North, allocating land for 1,200 new units to be built between 2011 and 2026. A further 200 new units have been identiﬁ ed as Additional Strategic Supply in the Cupar and North West Fife HMA.

The Structure Plan has identiﬁ ed Cupar and North West Fife as having a required provision of 20% affordable housing.

It is noted that the Structure Plan requires the Local Plans in Fife to maintain a 5 year effective land supply at all times as well as meeting its strategic housing requirement.

The release of small housing sites will be an essential component of the Local Plan’s development strategy to meet this strategic requirement as means of maintaining its housing land supply.

5 Freuchie

central open space with SUDs feature

Drawing No. 0725 / 007 / A Indicative Concept regenerate burnside landscape

Key wider landscape strip alongside existing paddock

landscape frontage

extend existing footpath network to include burnside route

N Previous Submission to the Local Plan

Lynch Homes has made submissions to both the Kirkcaldy & Mid Fife and St Andrews A reduction in the scale of development was based on achieving a more intimate & East Fife Local Plans because of Local Plan boundary changes. character. This will be achieved by restricting development to infi lling the fi eld between the village and the existing development on the other side of the A92. As well as these representations, Lynch Homes has had consultation with the Freuchie Community Council about its proposals. This change is also in accord with advice from the Council about the scale of future development which could be in keeping with Freuchie’s future expansion. This initial proposal comprised two fi elds to the north east of the village between the petrol fi lling station and garden centre on one side of the A92 and the village In addition, Lynch Homes agreed to consider fl ood risk from Freuchie Burn in more on the other. The site is relatively fl at, dipping slightly downwards to the Freuchie detail and noted the possible provision of a Multi Use Games Area (MUGA) in the burn. village.

Up to 100 new homes were proposed including 20% affordable housing. This scale of expansion was considered to be in keeping with the scale and character of the village. Account had been taken of the existing capacity of the primary school and the need to control the scale of development to meet educational requirements.

In discussions with the Community Council, a number of issues were raised:

• any new housing proposals for Freuchie needed to be to a high design quality and maintain the local character of the village;

• the fi elds under consideration were susceptible to fl ooding (in part) and any development would need to avoid exacerbating known fl ood risks in the village;

• new developments need to provide facilities for the existing community as well as new residents.

Following this feedback from the consultation Lynch Homes decided to reconsider the overall area to be developed.

7 8 Site Appraisal

The site comprises a single fi eld to the north east of the village up to the Freuchie The larger buildings and open spaces near the site especially the Linen Mill, church Burn between the existing development on one side of the A92 and the village and paddocks are important elements in the composition of the centre of Freuchie, on the other. The site is relatively fl at, dipping slightly downwards to the Freuchie adding to its charm and character. burn. This character infl uenced the proposed layout of this modest urban expansion. The site is visible from the A92 and backs onto the houses at Eden Valley Gardens. It fronts onto the existing and substantial developments opposite on the other side A Flood Risk Assessment has been carried out by Fairhurst. This confi rms the extent of the local access road at Christiegait. of fl ood plain in a 1:200 year event for this fi eld. This area will form a signifi cant area of open space for the new development, adding the existing green space Freuchie forms an important gateway through to Falkland Palace and has many character of the village. buildings of historic interest. It has a church with community hall, village shops including a post offi ce, a hotel and is well known for its Cricket Club. The village is No built development will be within this fl ood plain. served by bus services to Kinross, Perth, Cupar and Glenrothes. The village is served locally by Freuchie Primary School (roll 95, capacity 150) and Traffi c on the A92 prevents easy crossing to facilities such as the petrol fi lling station Bell Baxter High School in Cupar. Both have capacity to accommodate the proposed with its shop, the garden centre and the housing up to Freuchie Mill. There are scale of development. a series of traffi c calming measures seeking to control speeds to 40 mph, but in reality traffi c passes at higher speeds. The A92 divides the village and crossing the road for buses is diffi cult.

existing housing in Freuchie

9 10 Development Opportunity

A revised and smaller site of 3.8ha has now been identifi ed, which will serve the The new development will be built around an attractive, focal open space for the needs of the community. This smaller site will allow a more intimate feel, which is village. This will provide existing and new residents access to quality open space. In in keeping with the existing character of the settlement. addition, a MUGA (Multi Use Games Area) is proposed for community recreational use. Lynch Homes proposes that this development opportunity at Freuchie is allocated in the Local Plan. The site is capable of accommodating 60 new homes. These would Much of the new development will incorporate shared surfaces, promoting control meet the housing shortage in the local area as well as the HMA. over traffi c speeds and prioritising pedestrian movement as well as a community atmosphere. The proposed development is excluded from the 1:200 fl ood plain identifi ed by the Flood Risk Assessment. The access arrangements are satisfactory in terms of Council Guidelines and a gateway entrance is proposed across the road from Christiegait. The site will meet the need for a full range of housing needs from executive housing to affordable housing. 12 affordable homes (20% of site capacity) will be provided The site’s location is within 400m of existing bus services as well as existing village – social renting, and low cost homes in accord with Council Policy. facilities.

The affordable housing will form a discrete part of the development, overlooking The proposals will meet the Council’s Masterplan Design Principles. the open space. The development represents an effective housing site which can be developed Preliminary appraisal conﬁ rms that additional numbers of school children associated within the Local Plan period. this proposed scale of development can be accommodated within the existing Primary School in Freuchie, and the Secondary School in Cupar. Lynch Homes Depending on market demand, it is expected to be developed over a three year welcomes early discussions with the Council to conﬁ rm the full extent of any period, including the affordable homes, if the site is allocated in the Local Plan. implications and how these can be accommodated.

the site from the south west corner

11 Vision for Development

Designing streets and creating places

Housing for varying needs Responding to local character

12 Vision for Development

Prioritising pedestrians over cars through the use of shared surfaces Ensuring accessibility to sustainable forms of transport - walking, cycling & bus

Creating greenspace which encourages social activity Incorporating urban drainage (SUDS) as a positive asset, for people and wildlife

13 Vision for Development

Bringing nature into the urban area Maximising the biodiversity of new planting

Providing shelter and strong boundaries where they are needed Forming positive links with existing communities and the countryside

14 Vision for Development

Anno

Creating homes of character and distinction

15 Design Concept

The design of the indicative layout seeks to create a sensitive and intimate urban The open space framework will provide a new Multi Use Games Area (MUGA) as expansion that respects the patterns and scale of the surrounding urban form and well as informal recreational space, for new and existing residents. forms a positive feature in the village pattern. The existing footpath will be extended along the regenerated Freuchie Burn corridor. The proposed access will be near to Christiegait and this single access will form a This will link the new central open space to the existing green network through the gateway into the development, supplemented by footpath links. village.

The edges of the proposed housing areas will present positive building elevations A new SUDS pond will add to the green framework, incorporating space for nature and or attractive landscaped space when viewed from all directions. The boundary as well as people in the overall scheme. Biodiversity opportunities will be agreed onto the A92 will be a landscaped edge incorporating an acoustic bund. with the Council and incorporated. The trees and hedge remnants in the existing fi eld boundaries will be retained, with structure planting added. The housing character will repeat the scale and materials used in the existing village, incorporating features from both historical and contemporary buildings. The specifi cation of buildings will include a range of energy effi ciency measures and will contribute to the generation of renewable energy. The density of development will be low, in keeping with the character of the settlement and its rural edge. Affordable housing will be at a higher density. The new homes are within 400m of existing bus services and near to existing cycling routes. Footpaths will be integrated with the existing footpath network. The proposal looks both out towards the existing village and inwards towards a new central open space. This will form an important element as an addition to the existing series of green spaces in the village.

The presence of the wide landscape strip adjacent to the A92 adds to the character and setting of the village, and will contribute to relief from trafﬁ c noise along this road, and to the village as a whole.

16 Beneﬁ ts to the Community

Lynch Homes recommends this development proposal for the following reasons: Effective Development

• The scale of development at 60 new homes is in keeping with the village and Lynch Homes has taken advice on the deliverability of the proposals such as it is in a location to provide a sustainable development; availability of services. This advice conﬁ rms that the site can be developed within the Local Plan period, and is effective. • The character and massing of the proposed development reﬂ ects the character, form and context of the village. Smaller sites such as this one in Freuchie need to be allocated in the Local Plan to maintain the effective 5 year housing land supply with the HMA. • The proposal will meet the Council’s principles of sustainable development and provides much needed affordable homes; Public Engagement

• The development’s location supports sustainable travel opportunities; Lynch Homes is committed to ongoing public consultation and engagement about this development with the Council, the Community Council and local community. • The ongoing expansion of the village supports existing local services; and A meeting with the Community Council has been held and further meetings are planned. • The site can be developed within the period of the Local Plan and is effective

Lynch Homes welcomes the opportunity to discuss the principles of development at this location with the Council, and how the allocation of this site can contribute to meeting the local housing requirements.

Lynch Homes has consulted with the local community about the merits of this development proposal and has reduced the scale of development to respond to feedback about the village’s character, address matters of ﬂ ood potential and the need for recreation facilities for the village.

17 If you wish to know more about this development, please contact either:

Steve Lynch Bob Salter Lynch Homes Geddes Consulting Littlemill Road The Quadrant Drongan 17 Bernard Street or Ayrshire Edinburgh KA6 7BP EH6 6PW

Tel: 01292 590 940 Tel: 0131 553 3639 Lynch Homes

Development Site West of A92 Freuchie

Flood Risk Assessment Final Report

83158/WS/01 November 2009

Client:

Lynch Homes W A Fairhurst & Partners Littlemill Road, Drongan 225 Bath Street Ayrshire Glasgow KA6 7BP G2 4GZ

83158: Flood Risk Assessment Freuchie

CONTROL SHEET

CLIENT: Lynch Homes

PROJECT TITLE: Development Site West of A92, Freuchie REPORT TITLE: Flood Risk Assessment

PROJECT REFERENCE: 83158

Issue and Approval Schedule:

ISSUE 1 Name Signature Date

Final

Prepared by L. Glasson

Reviewed by V. Ford

Approved by K. M. H. Barr

Revision Record:

Issue Date Status Description By Chk App

This report has been prepared in accordance with procedure OP/P03 of W A Fairhurst & Partners' Quality Assurance System.

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CONTENTS

Page No.

1.0 INTRODUCTION 1

2.0 PLANNING POLICY 2

3.0 DEVELOPMENT SITE 4

4.0 POTENTIAL SOURCES OF FLOODING 8

5.0 HYDROLOGY 9

6.0 HYDRAULIC ANALYSIS 10

7.0 FLOOD RISK 14

8.0 CONCLUSION 16

APPENDIX A - FREUCHIE FFAG INUNDATION MAP 17

APPENDIX B - HYDROLOGICAL ASSESSMENT DETAILS 18

APPENDIX C - DRAWINGS 21

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1.0 INTRODUCTION

W. A. Fairhurst & Partners (Fairhurst) was appointed by Lynch Homes to carry out a Flood Risk Assessment for a proposed development site at Freuchie.

The site is located west of the A92, to the north-east of the village of Freuchie, and is currently an area of open pasture.

Figure 1 shows a location map of the site.

Site Location

Figure 1: Location Plan

The Freuchie Burn bisects the site, running west to east before flowing through a culvert under the A92. This report has therefore been prepared to assess flood risk to the proposed development in regard to the local watercourse. Other possible sources of flood risk have also been considered.

In this report, the ‘north site’ refers to the part of the site located north of Freuchie Burn and the ‘south site’ refers to the part located south of the burn.

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2.0 PLANNING POLICY

2.1 National planning policy

In consideration of planning applications, planning authorities require to be satisfied that due account has been taken of Scottish Planning Policy 7 (SPP7): Planning and Flooding and Planning Advice Note 69 (PAN69), Planning and Building Standards Advice on Flooding. It is necessary to show that adequate protection against flooding exists or can be provided for the proposed development and that the development does not increase any existing flood risk to persons or property upstream and downstream. Flood risk has been categorised as High, Medium and Low based on the probability of inundation. Extracts from the Flood Risk Matrix set out in SPP7 highlight the likely response to planning applications within these zones.

1. Little or no risk area Annual probability of watercourse, tidal or coastal flooding: less than 0.1% (1:1000), i.e. less frequently than the so-called 1:1000 year flood Appropriate Planning Response – No constraints due to watercourse, tidal or coastal flooding.

2. Low to medium risk area Annual probability of watercourse, tidal or coastal flooding: in the range 0.1% – 0.5% (1:1000 – 1:200) Appropriate Planning Response It will not usually be necessary to consider flood risk unless local conditions indicate otherwise. Suitable for most development. A flood risk assessment may be required at the upper end of the probability range (i.e. close to 0.5%) or where the nature of the development or local circumstances indicate heightened risk. Water resistant materials and construction may be required depending on the flood risk assessment.

3. Medium to high risk area (see the 2 sub areas below) Annual probability of watercourse, tidal or coastal flooding: greater than 0.5% (1:200) The policy for development on functional flood plains applies. Land raising may be acceptable.

3(a) Within areas already built-up – Appropriate Planning Response These areas may be suitable for residential, institutional, commercial and industrial development provided flood prevention measures to the appropriate standard already exist, are under construction or are planned as part of a long term development strategy in a structure plan context. In allocating sites preference should be given to those areas already defended to that standard.

3(b) Undeveloped and sparsely developed areas – Appropriate Planning Response These areas are generally not suitable for additional development, including residential, institutional, commercial and industrial development. Exceptions may arise if a location is essential for operational reasons, e.g. for navigation and water-based recreation uses, agriculture, transport or some utilities infrastructure, and an alternative lower risk location is not achievable. Such infrastructure should be designed and constructed to remain operational during floods.

Figure 2: Extract from SPP 7 Flood Risk Framework

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SPP7 states that new development should not take place if it would be at significant risk of flooding from any source or would materially increase the probability of flooding elsewhere. The functional floodplain is represented by the 1 in 200yr flood inundation extent. New development within this envelope is discouraged and works to elevate the level of the site by landraising should not lead to a loss of floodwater storage capacity The Scottish Environment Protection Agency (SEPA) has a duty to offer advice to planning authorities, with respect to the risk of flooding, under the Environment Act 1995, Section 25. SEPA considers this to include professional and expert interpretation of data or records. The Secretary of State for Scotland’s guidance requires SEPA to take a holistic approach to the protection and enhancement of the environment. Planning authorities must consider SEPA’s views on flood risk and on the merits of any proposals involving carrying out works or operations in the bed or on the banks of rivers and streams. SEPA Policy 41: “ Development at Risk of Flooding, Advice and Consultation – a SEPA Planning Authority Protocol ”, issued in September 2000 presents principles to be followed by the authorities regarding advice and consultation on flood risk issues. It also presents generic guidance on the requirements for undertaking flood risk assessments.

2.2 Local planning policy

The Cupar and Howe of Fife Local Plan, adopted on the 24 th March 2003, outlines the Council’s land use planning policies and emphasises their commitment to achieving sustainable development. Policy Inf2 addresses flooding issues, stating a presumption against development on land at significant risk of flooding or which might increase flood risk elsewhere. Figure 3 shows an extract of Policy Inf2. The Cupar and Howe of Fife local plan policy refers to SPP7 for flood design standards against which to assess new development proposals.

Developments will not be supported if:

(a) It would increase the risk of flooding

(i) by reducing the capacity of flood storage or conveyancing areas by altering the flow characteristics of a river channel, or increasing flows within an area known to flood; or

(ii) through the discharge of additional surface water; or

(iii) by harming flood defences; or

(b) it would be at risk from flooding;

Figure 3: Policy Inf2 (extract from Cupar and Howe of Fife Local Plan)

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3.0 DEVELOPMENT SITE

3.1 Existing site

The site is currently open pasture located to the north-east of Freuchie. It is bounded by the A92 trunk road to the east and Kingskettle Road to the south. The Eden Valley Gardens development is situated to the west whilst open arable farmland extends to the north and north-west beyond the site boundary.

The Freuchie Burn approaches the village from the south-west before following a varying route which reflects the boundaries of existing residential properties. Downstream of High Street, the burn flows northwards to the rear of Linen Mill Close before bearing eastwards on its approach to the Unthank Cottages. A masonry arch culvert carries the burn under Unthank Road and it then flows within an open channel through a number of residential gardens before entering Eden Valley Gardens. As it approaches the access road to the Gardens, it enters a 57m culvert of varying form and dimensions.

On exiting the culvert, the burn flows along the boundary between Eden Valley Gardens and the proposed development site for a further 125m before entering the site proper. It crosses the development site for a further 170m before passing under the A92 by means of a masonry arch culvert. A 350mm diameter outfall enters the burn from the south some 140m upstream of the A92 crossing.

A topographical survey of the site was carried by DG Surveys, Stirling. There is a raised area to the north-west of the south site which reaches an elevation of 48.64mAOD. The remainder of the site gently falls towards a low point of around 43.64mAOD at the existing cattle crossing. The north site falls relatively uniformly northwards from the banks of the burn.

During the site visit carried in October 09, Fairhurst identified several possible overland flood routes from the Freuchie Burn:

- at Unthank Cottage, upstream of the masonry arch culvert, water overtopping the banks of the burn would flow along Unthank Road towards the north west and eventually pond in the field behind Eden Valley Gardens. (Spill location and overland flood route noted as “Spill 1” on Figure 4);

- at the Eden Valley Gardens culvert inlet, water overtopping the banks of the burn in an extreme flood would flow through the gardens of existing properties towards the field to the north (Spill location noted as “Spill 2” on Figure 4);

- at the site, water spilling over the left bank of the Freuchie Burn would flow across the north site towards its north-west corner. (Spill location noted as “Spill 3” on Figure 4).

Figure 4 shows the extent of the development site, the Freuchie Burn and other features highlighted above.

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Key Freuchie Burn Crossing Structure Spill 1 Spill 2 Spill 3 Site Boundaries Ponding

A92 Culvert

Unthank Road Culvert

Eden Valley Gardens Culvert

Figure 4: The development site boundary and the Freuchie Burn features.

3.2 Development proposals

The proposed development will consist of residential properties. The conclusions of the flood risk assessment will inform the development layout and so detailed plans are not currently available. It is understood that the south site will be developed initially and proposals for the north site may follow in the future.

3.3 Existing sources of flood risk information

3.3.1 SEPA Flood Map SEPA’s Indicative Flood Map ( http://www.sepa.org.uk/flooding/mapping/ ) provides predictive guidance on the possible extent of functional floodplain (1 in 200yr flood extent) for catchments greater than 3km². The Freuchie Burn therefore has insufficient contributing catchment at the development site to be considered in terms of the methodology applied by SEPA. This does not mean that the site is safe from the risk of fluvial inundation and a site specific flood risk assessment is recommended where new development is proposed.

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3.3.2 Fife Council Fife Council Transportation Services produce a Biennial Flood Prevention Report presenting past flood event records and proposed mitigation measures. The 2003 and 2007 reports were sourced from the Fife Council website.

Watercourses are categorised through inspections and obtaining historical evidence of flooding either from eyewitness accounts or anecdotal sources. For each watercourse in Fife a priority level for assessment and maintenance is awarded depending on the risk to property. The different levels are as follows:

1. Factual report of flood damage to more than 3 properties 2. Factual report of flood damage to 1 to 3 properties 3. Report of flooding indicating flood threat to more than 3 properties 4. Report of flooding indicating flood threat to 1 to 3 properties 5. Report of flooding with flood threat unconfirmed. 6. No flooding reports. For both 2003 and 2007 reports, Freuchie Burn is defined as priority 5.

Two flood events were recorded in the 2003 report, on the 17/11/99 and the 09/10/00, both concerning No 10 Eden Valley Gardens. The second record indicates water levels of up to 3ft in the property garden and flooding of the garage.

An updated Biennial Report is due to be published in the next few months. This should present information on a flood event in the village in August 2008 and Fife Council has indicated that no flood mitigation measures have been developed at this stage.

A representative from the Transportation Services within Fife Council has confirmed that the local authority holds no specific records of historic flooding at the site location although they note that this might reflect the agricultural nature of the existing site.

3.3.3 Freuchie Flood Action Group The Freuchie Flood Action Group (FFAG) is a local community group working to prevent future flooding in the Freuchie area. It was formed following the inundation of a number of residential properties in the flood event on the Freuchie Burn and its tributary in August 2008. A copy of the group’s inundation plan is provided in Appendix A. The sketch presents a summary of the areas where water has been reported to pond in past events.

In this sketch, a part of the south site is shown to be flooded. The exact flood extent, the source of flooding and the probability of occurrence have not been identified.

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FFAG representatives confirmed that the garage of No. 10 Eden Valley Gardens has been subject to inundation in the past. Water spilled from the burn and ponded within the property boundary, before flowing west along the brick wall to the rear of the house. This resulted in the inundation of several additional property gardens before water spilled to the fields to the north.

Examination of the topographic survey for the development site suggests that water may have entered the north site and run along the western boundary of the existing field.

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4.0 POTENTIAL SOURCES OF FLOODING

At this location there are several potential sources of flooding that may require to be considered: • Fluvial flows from the Freuchie Burn: The proximity of the site to the Freuchie Burn suggests a potential fluvial flood risk. A hydraulic model has been developed, as part of this study, to predict extreme flood levels at the site. • Infrastructure failure: The consequence of a partial blockage of the culverts upstream and downstream of the site has been investigated through use of the hydraulic model. • Overland flow: Overland flow occurs when ground becomes saturated in a storm event and exceeds the infiltration capacity of the ground. • Sewer flooding: If the capacity of sewers is exceeded in an extreme event, or a blockage occurs, surcharging of the network can result in surface flooding. • Groundwater: Groundwater flooding can occur at low points of the site.

The following potential source of flood risk has been discounted:

• Coastal flooding: The elevation of the site means it is not at risk from tidal inundation or coastal waves.

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5.0 HYDROLOGY

5.1 The Freuchie Burn catchment

The Freuchie Burn catchment downstream at the A92 crossing is approximately 1.94km². The burn rises on the north-east slopes of East Lomond and the catchment is mainly open pasture or cropland with some forest coverage and moderate urbanisation (FEH URBEXT2000 = 0.0687).

5.2 Peak flow estimation

Peak flow calculations were carried out based on the Flood Estimation Handbook (FEH). The FEH was published in January 2000 by the Centre for Ecology and Hydrology, Wallingford (formerly the Institute of Hydrology), a component body of the Natural Environment Research Council. The FEH was updated in 2005.

The 1 in 200yr flood was considered an appropriate design standard for the nature of the development. This reflects national and local policies as shown in Section 2.

The rainfall-runoff approach based on FEH catchment descriptors was used to derive extreme event flows. The estimated 200yr peak flow for Freuchie Burn at the site is 2.45m 3/s .

Catchment descriptors and details of the FEH calculation can be found in the details of the hydrological assessment in Appendix B.

5.3 Climate change

There is growing evidence of global climate change as a result of human activities. The UK Climate Impacts Programme (UKCIP) is funded by the Department of the Environment to investigate the potential impacts of climate change in the United Kingdom. The UKCIP has produced assessments of the potential impacts based on rates of increase in global greenhouse gas emissions consistent with the projections of the Intergovernmental Panel on Climate Change (IPCC). In 1998 the UKCIP published their Technical Report No. 1 entitled "Climate Change Scenarios for the United Kingdom". Revised scenarios were published in June 2009. UKCP09 provides relative changes in precipitation at an improved 25km grid resolution. These show a range of relative increases in winter precipitation scenarios that could be expected for the grid box at Freuchie for different future emission scenarios. For 2050s under a high emission scenario, an increase of 18% has been estimated. In accordance with SPP7, the effect of possible future climate change is taken into account through adopting a 200yr design standard at the site.

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6.0 HYDRAULIC ANALYSIS

6.1 Hydraulic modelling

6.1.1 Objective

A one-dimensional hydraulic model was constructed to determine the fluvial flood risk at the site. The purpose of the hydraulic model is to assess the flood levels during the design 1 in 200yr return period event and also to investigate the scenario of blockage of the culverts upstream and downstream of the site. The model was constructed using the hydraulic computer modelling software ISIS, jointly developed by HR-Wallingford Software and Halcrow. ISIS is an industry standard software package for studies of this type.

6.1.2 Model extent

The ISIS model extends from Unthank cottages to some 350m downstream of the A92 crossing for a total length of 860m.

The model includes Unthank Road masonry arch culvert, the Eden Valley Gardens culvert and the A92 masonry arch culvert.

6.1.3 Data collection

Twelve cross sections were surveyed by DG Surveys, Stirling. The information collected included the shape and opening dimensions of the crossing structures.

As a low lying area in the south site was identified with the topographic survey a cross-section based on linear interpolation of the surveyed data was added at the corresponding location.

The location of the surveyed cross-sections within the site and the additional interpolated cross-section are indicated on Drawing 83158/WS/001 in Appendix C.

The flood routes identified during the site visit and presented in Section 3.1 were also incorporated through the provision of spill and storage units.

6.1.4 Model calibration / boundaries

The flow hydrograph corresponding to the catchment presented in section 5.1 was included as the upstream boundary condition in the model.

The downstream boundary condition was set to the normal flow condition. Channel bed levels at the downstream extent of the model are about 3m below the level at the downstream edge of the site. Therefore the downstream boundary would not influence water levels at the site.

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The model has not been calibrated against observed flood levels due to the lack of gauged data for the watercourses. In the absence of data to allow calibration and verification of the predicted water levels, model proving techniques were adopted to assess the sources of possible uncertainty in the model results: sensitivity to design flow ( Q) and channel roughness ( n) were tested. A 20% increase was applied to each. The results are shown in Section 6.4.

6.1.5 Modelling results

The model results show that the south site would be partially subject to fluvial inundation as the predicted flood level exceeds the bank level for the 1 in 200yr event at the cattle crossing. Table 1 summarises the maximum water levels at different locations along the model.

Table 1: Maximum water levels during a 1 in 200yr event (in mAOD)

Location Flood Level

XS-3 45.05 XS-4 44.49

XS-5 44.19 Cattle Crossing 43.80 XS-6 43.68 XS-7 43.51

Drawing no. 83158/WS/001 in Appendix C shows the corresponding flood map for the 1 in 200yr event.

Flood levels at the site are heavily influenced by upstream restrictions in capacity. These cause water to spill from the channel in the design event and it is then routed away from the development site via existing overland flood routes. This spilling mechanism is also mobilised in lower return period events, although to a lesser extent, whilst the flow reaching the burn as it passes through the site is unchanged. The flood inundation extent at the development site would therefore be similar for a range of flood return periods.

In the 200yr event, water would also spill from the north bank of the burn and flow northwards through the site towards its north-west corner. There is a minor depression in the extreme north of the site where water might pond to a depth of around 100mm before spilling outwith the site.

The extent of the detailed survey is limited to the development site boundary and it does not show where water would flow beyond the site. A NEXTMap dataset for a wider area was therefore purchased. NEXTMap data is elevation data that is derived from IfSAR (Interferometric Synthetic Aperature Radar) technology. This data applies a 5 metre grid posting, i.e. every 5 metres, an elevation value is generated. Due to its large scale, smaller topographic features can be overlooked. However, it is useful in establishing overland flood routes as can describe the relative difference in levels over a wide area.

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The NEXTMap data suggests that flood water from the development site would spill westwards into the field to the north of Eden Valley Gardens. Here it would contribute to ponding associated with the overland flow from the upstream spill locations. A low ridge beyond Unthank Road would prevent water from spilling further west and the depth of ponding would increase to a level at which it spills back into the north-eastern tip of the proposed development site. Water would then flow to the north-east towards the River Eden. An indicative flood route is presented on Drawing 83158/WS/002 in Appendix C.

6.2 Sensitivity analysis

Table 2 summarises the results of the sensitivity analysis for the development site.

Table 2: Sensitivity of the flood level at the site to the Manning roughness (n), and flow (Q). (1 in 200yr event)

Location 1 in 200yr +20% n +20% Q +20% n&Q

XS-3 45.05 45.06 (+ 10mm) 45.05 (+ 0mm) 45.06 (+ 10mm) XS-4 44.49 44.50 (+ 10mm) 44.50 (+ 10mm) 44.50 (+ 10mm) XS-5 44.19 44.19 (+ 0mm) 44.19 (+ 0mm) 44.20 (+ 10mm) Cattle 43.80 43.79 (- 10mm) 43.80 (+ 0mm) 43.79 (- 10mm) Crossing XS-6 43.68 43.69 (+ 10mm) 43.68 (+ 0mm) 43.69 (+ 10mm)

XS-7 43.51 43.51 (+ 0mm) 43.51 (+ 0mm) 43.51 (+ 0mm)

Only a nominal deviation in water levels was identified with alterations to the roughness coefficient or to the discharge. This is largely reflective of the spilling mechanisms associated with the burn.

There is a small reduction in levels at the cattle crossing under the more onerous run conditions. However, this can be attributed to minor local modelling instability due to the rapid expansion and contraction of the conveyance channel representing the elongated nature of the south site floodplain.

Allowance for uncertainties in the prediction of flood levels can therefore be taken into account through applying a freeboard between predicted flood levels and the development finished floor level.

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6.3 Blockage scenario

Partial blockage scenarios of the A92 masonry arch bridge were also investigated. The width of the bridge opening was reduced by 10, 25 and 50%. Blockage of the upstream crossings was not considered as this would result in reduced flows in the burn as it passes through the proposed development site. Results are shown in Table 3.

Table 3: Partial blockage of the A92 culvert, 10%, 25% and 50% of opening width. (1 in 200yr event)

Location 1 in 200yr 10% 25% 50%

XS-3 45.05 45.05 (+ 0mm) 45.05 (+ 0mm) 45.05 (+ 0mm)

XS-4 44.49 44.49 (+ 0mm) 44.49 (+ 0mm) 44.49 (+ 0mm)

XS-5 44.19 44.19 (+ 0mm) 44.19 (+ 0mm) 44.19 (+ 0mm)

Cattle Crossing 43.80 43.81 (+ 10mm) 43.82 (+ 20mm) 43.83 (+ 30mm)

XS-6 43.68 43.72 (+ 40mm) 43.76 (+ 80mm) 43.79 (+ 110mm)

XS-7 43.51 43.57 (+ 60mm) 43.68 (+ 170mm) 43.72 (+ 210mm)

The analysis shows that a blockage of the A92 culvert has a limited impact on the flood level in the south site as the water backing up from the A92 culvert would spill from the left bank and flow through the north site. Greater than 50% blockage of the culvert would not increase flood levels appreciably as a further spill to the north, immediately upstream of the culvert entrance, would be mobilised at a level of around 43.7mAOD.

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7.0 FLOOD RISK The potential sources of flooding identified in Section 4.0 are discussed below.

7.1 Fluvial risk from the watercourses The modelling exercise has demonstrated that the 1 in 200yr flood extent encroaches into the south site at an area of low lying ground adjacent to the existing cattle crossing. Minor inundation would also occur beyond the north bank, just upstream of the A92 crossing. This reflects a local depression where cattle gain access to drink from the burn.

There is a small area of low lying land in the north-west corner of the south site. Predicted water levels in this area are higher than the ground levels beyond the banks. However, the channel cross-section survey indicates a 700mm high bund on the right-hand-bank between the channel and the low ground on the site. From site inspection, this extends along the right-hand- bank to higher ground. The bund is at a level at which it will offer protection against flooding in the design event and no inundation of this area is currently predicted. However, the long term integrity of the bund as a flood prevention measure cannot be assured and land raising should be considered as mitigation if properties are proposed in this area. As the area is not currently functional floodplain, there would be no requirement for compensatory storage.

Overland flow routes through the north site and minor ponding in the 200yr flood event have been identified. The limitations of the existing detailed topographic survey mean that it is not possible to define an inundation extent at this stage.

7.2 Infrastructure failure Blockage of existing structures upstream of the development site would result in increased flow exiting the channel and following existing overland flow routes to the field to the north of Eden Valley Gardens. If sufficient blockage were to occur in a long duration flood event, water would ultimately spill to the extreme northern corner of the development site. Some ponding may occur before water would spill to the north-east, away from the site.

Blockage of the A92 culvert would lead to a marginal increase in flood levels along the burn and floodplain corridor before water spills to the north immediately upstream of the crossing. This would flow towards the northern tip of the site where it would pond to a shallow depth before spilling to the field to the north of Eden Valley Gardens. An overland flood route should therefore be maintained to reflect existing flood mechanisms and ensure that existing and proposed properties are not vulnerable to structure blockage.

The probability of the bypass culvert becoming significantly blocked is considered to be low due to the presence of upstream structures which are likely to intercept debris from the upper catchment. Trees line the course of the burn for some distance downstream of the Eden Valley Gardens culvert and there is potential for some woody debris to reach the A92 culvert. However, as the culvert passes under a trunk road, it is maintained by BEAR Scotland and should therefore be subject to a regular clearance regime.

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7.3 Overland flow The topography of the upstream catchment suggests that there is minimal area which could directly contribute overland flow to the site. Higher ground to the south of the site has potential to generate overland flow in a storm event. However, it is likely that this would be intercepted by and run along the local road network, away from the site. Any overland flow entering the south site would run towards the low lying ground at the cattle crossing where it would pond to a shallow depth before spilling to the burn.

Overland flow could also pond in the field to the north of Eden Valley Gardens. However, the potential contributing catchment is again limited and it is unlikely that water would pond to sufficient depth that it would spill to the northern tip of the development site.

The flood risk associated with overland flow can be mitigated through ensuring development ground levels route water around and away from the buildings.

7.4 Sewer flooding The origin of the 350mm diameter pipe running through the site and joining the Freuchie Burn 140m upstream of the A92 crossing is unconfirmed. However, the representatives from the FFAG indicated that it may be a surface water outfall from the Christiegait development to the south. On this basis, it has been assumed that the pipe does not drain a remote catchment and its discharge is therefore implicitly accounted for in the hydrological analysis for the burn. An investigation should be undertaken to clarify the pipe route and inform the development layout. This should confirm the source of any pipe discharge.

7.5 Groundwater There is a potential for groundwater to cause ponding in depressions within the site. Any risk associated with this source of flooding can be mitigated through profiling development ground levels to route water around and away from properties.

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8.0 CONCLUSION

The site west of A92 at Freuchie has been assessed against the 1 in 200yr design flood event. This accords with the standards advocated in SPP7. The modelling exercise demonstrates that a low area within the south site is at risk of flooding with a 1 in 200yr flood level at 43.80mAOD. The corresponding flood extent, presented in drawing 83158/WS/001, forms the functional floodplain for the watercourse and no landraising should take place within this envelope.

The predicted inundation agrees approximately with flooding data collected by the Freuchie Flood Action Group and shown on their map in Appendix A. The inclusion of part of the site on the FFAG map suggests that it is subject to inundation from sources of flooding less than the 1 in 200yr fluvial event. Ponding may result from accumulation of overland flow, groundwater and lower return period fluvial flooding events.

The low lying area in the north-west of the south site is currently afforded protection by an existing bund. However, the long term integrity of the bund as a flood prevention measure cannot be assured. Landraising to a level at least equivalent to the predicted 1 in 200yr flood level of 45.05mAOD, should be undertaken to mitigate flood risk to any properties proposed in this area.

The variation in predicted flood levels in the burn, as it passes through the site, means that it is not possible to define a single finished floor level which can be applied across the development. It is therefore recommended that the finished floor level for the south site should be set at 600mm above the adjacent predicted flood level in the watercourse. As an indication, the FFL in the north west of the south site should be 45.65mAOD and at the cattle crossing the FFL should be 44.40mAOD.

The modelling exercise also demonstrated that the inundation and overland flow within the site is limited in extent by the spilling mechanisms associated with the burn, both upstream and as it flows through the site. If structures upstream of the site were to be removed or modified, this could result in increased flow passing through the burn within the site. In the existing situation, the extent of inundation in the south site is limited by the level at which water spills over the left bank of Freuchie Burn through the north site. An overland flood route should therefore be maintained to the north to ensure that the development is not placed at increased flood risk.

The extent of ponding within the north site, in the 1 in 200yr fluvial event, cannot be determined without detailed topography showing levels beyond the site boundary. This should be obtained and the flood extent better defined before any development layout proposals for the north site are progressed. Planning guidance is not explicit in the circumstances of inundation resulting from overland flow. However, it is likely that any inundation resulting from a 1 in 200yr fluvial event would define the functional floodplain and no landraising should be undertaken within this envelope. In addition, existing overland flood routes should be maintained to ensure there is not an increased risk of flooding elsewhere. Any development layout for the north site should therefore make provision for a dedicated overland flood route.

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APPENDIX A

FREUCHIE FLOOD ACTION GROUP INUNDATION MAP

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APPENDIX B

HYDROLOGICAL ASSESSMENT DETAILS

Catchment descriptors at the site, extracted from FEH CD-ROM

AREA 1.94 ALTBAR 114 ASPBAR 46 ASPVAR 0.78 BFIHOST 0.68 DPLBAR 2.18 DPSBAR 62.9

FARL 1 LDP 4.9 PROPWET 0.45 RMED-1H 8.4 RMED-1D 34.2 RMED-2D 45.5 SAAR 818

SAAR4170 859 SPRHOST 24.13 URBCONC1990 0.848 URBEXT2000 0.0687 URBLOC1990 0.423

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Data summary from FEH rainfall runoff method included in ISIS

FILE=25.dat ISIS VER= 6.1.1.38

************************************************************ ISIS ************************************************************

HYDROLOGICAL DATA

Catchment: XS-1 ************************************************************ Catchment Characteristics ************************************************************ Easting : 329050 Northing : 707150 Area : 1.940 km2 DPLBAR : 2.180 km DPSBAR : 62.900 m/km PROPWET : 0.450 SAAR : 818.000 mm Urban Extent : 0.069 c : -0.015 d1 : 0.443 d2 : 0.456 d3 : 0.255 e : 0.246 f : 2.194 SPR : 24.130 % ************************************************************ Summary of estimate using Flood Estimation Handbook rainfall-runoff method ************************************************************ Estimation of T-year flood ======Unit hydrograph time to peak : 2.017 hours Instantaneous UH time to peak : 1.967 hours Data interval : 0.100 hours Design storm duration : 3.700 hours Critical storm duration : 3.668 hours Return period for design flood : 200.000 years requires rain return period : 246.667 years ARF : 0.969 Design storm depth : 53.953 mm CWI : 117.800 Standard Percentage Runoff : 24.130 % Percentage runoff : 27.080 % Snowmelt rate : 0.000 mm/day Unit hydrograph peak : 0.212 (m3/s/mm) Quick response hydrograph peak : 2.402 m3/s Baseflow : 0.043 m3/s Baseflow adjustment : 0.500 m3/s Hydrograph peak : 2.445 m3/s Hydrograph adjustment factor : 1.000

Flags ===== Unit hydrograph flag : FSRUH Tp flag : FEHTP Event rainfall flag : FEHER Rainfall profile flag : WINRP Percentage Runoff flag : FEHPR Baseflow flag : F16BF CWI flag : FSRCW ************************************************************

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Rainfall Runoff Design Hydrograph

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APPENDIX C

DRAWINGS

83158/WS/001: 1 in 200yr Flood Extent

83158/WS/002: Freuchie Burn Overland Flood Routes

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Legend Overland Flood Routes Ponding Areas (extent unconfirmed) Site boundary Elevation (mAOD) 50 - 51 49 - 50 48 - 49 47 - 48 46 - 47 45 - 46 44 - 45 43 - 44 42 - 43 41 - 42 40 - 41 39 - 40 38 - 39

CLIENT PROJECT TITLE THIS PLAN IS BASED ON THE O.S. MAP WITH THE PERMISSION OF THE ENGINEER DRAWING TITLE CONTROLLER OF HER MAJESTY'S STATIONARY OFFICE CROWN COPYRIGHT. UNAUTHORISED REPRODUCTION INFRINGES CROWN COPYRIGHT AND MAY LEAD TO PROSECUTION OR CIVIL PROCEEDINGS. RESIDENTIAL DEVELOPMENT LICENCE No. AL. 549940. FREUCHIE BURN FREUCHIE DESIGN BY: RMH CHECKED BY: VF DATE: 11/11/2009 DATE: 11/11/2009 OVERLAND FLOOD ROUTES W. A. FAIRHURST & PARTNERS FLOOD RISK ASSESSMENT DRAWN BY: RMH APPROVED BY: KMHB 225 BATH STREET GLASGOW G2 4GZ REV REVISIONS BY CHKD APP'D DATE DATE: 11/11/2009 DATE: 11/11/2009 SCALE DRAWING NO REV TEL: +44 (0) 141 204 8800 1:2,500 AT A3 83158 / WS / 002 AMENDMENTS X DRAFT PRELIMINARY FINAL FAX: +44 (0) 141 204 8940