Kingswood Area Action Plan Flood risk sequential approach
November 2015
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
1 Contents
Introduction …………………………………………………………………..………………..… p.3
A. CONTEXT………………………………………………………………..…………….…….. p.4
Methodology and definitions………………………………………….…………………. p.4
Underpinning flood risk evidence base…………………………….……………….. p.7
Planning and flooding history…………………………………………….………………. p.8
B. SEQUENTIAL APPROACH………………………………………….………………. p.11
C. EXCEPTION TEST (part 1 of the test)..…………….……….…………..... p.15
Appendix 1 – SFRA map of Hull
Appendix 2 – SFRA map extract of Kingswood
Appendix 3 – SHLAA Table of available and/or developable sites in Hull
Appendix 4 – SHLAA Table Kingswood sites
Appendix 5 – SHLAA map extract of Kingswood
Appendix 6 – Kingswood AAP: Areas of Change
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
2 Introduction
1. This report sets out the Council’s flood risk sequential approach to the Area Action Plan (AAP) for Kingswood to 2030. The National Planning Policy Framework (NPPF) requires a flood risk sequential approach to be taken in selecting and allocating land for development in Local Plans. This includes the application of a Sequential Test and if necessary of Exception Tests as defined in the NPPF. The risks associated with flooding at Kingswood relate from potential overtopping or breach of river defences, or pluvial events resulting in overwhelmed land drainage and surface water systems rather than risks derived from the Humber.
2. The report determines whether housing development sites which are at high risk should be allocated at Kingswood, in light of a flood risk Sequential Test applied to the city-wide housing land supply, and if so, whether the sites pass the Exception Test. Part I of the Exception Test i.e. demonstrating wider sustainability benefits in outweighing flood risk is addressed in this report while Part II of the exception text relating to the mitigations to ensure that development will be safe for its lifetime, without increasing flood risk elsewhere and, where possible, reduce flood risk overall, is addressed in a separate document: Kingswood Flood Risk Assessment and Exception Test (Part II) although a summary of it is included in this report for completeness.
3. The report is structured in 3 main parts: A. Context: sets out the methodology, the planning and flooding history of Kingswood, and the policy context; B. Sequential Test: city-wide search for sites that are at the least risk of flooding; and C. Exception Test: ‘Part I’ of the test with a summary of ‘Part II’.
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
3 A. CONTEXT
Methodology and definitions
4. The methodology undertaken gives effect to best practice outlined in the National Planning Policy Framework (NPPF) and the Planning Practice Guidance relating to assessing and addressing flood risk. Potential for housing within the AAP is assessed by reference to land supply identified in the latest Strategic Housing Land Availability Assessment (SHLAA, 2015). The search area for the sequential approach is city-wide, corresponding to the whole local authority area, as advised by the Environment Agency.
5. The NPPF also makes reference to assessing ‘reasonably available sites’ when addressing the sequential approach. These are assumed to mean sites with reasonable prospect of being developed for housing within the plan period (15 years). This section describes in paragraphs 10-13 below the criteria used to select reasonably available sites for the purpose of the AAP sequential test.
6. The exceptions element of NPPF is also reviewed with emphasis given to a detailed flood risk assessment and mitigations measures which address the Exception Test Part II (Kingswood Flood Risk Assessment and Exception Test (Part II), available separately). Part I is addressed in this report and in the Sustainability Appraisal of the AAP (available separately).
National policy and guidance
7. The National Planning Policy Framework (NPPF) states that Local Plans should apply a Sequential and Exception Test approach to locating development to avoid possible flood risk to people and property. Paragraph 100 states 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.”
8. It goes on to say that:
“Local Plans should apply a sequential, risk-based approach to the location of development to avoid where possible flood risk to people and property and manage any residual risk, taking account of the impacts of climate change, by: applying the Sequential Test; if necessary, applying the Exception Test; safeguarding land from development that is required for current and future flood management; using opportunities offered by new development to reduce the causes and impacts of flooding; and
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
4 where climate change is expected to increase flood risk so that some existing development may not be sustainable in the long-term, seeking opportunities to facilitate the relocation of development, including housing, to more sustainable locations.”
9. Paragraph 101 states that:
“The aim of the Sequential Test is to steer new development to areas with the lowest probability of flooding. Development should not be allocated or permitted if there are reasonably available sites appropriate for the proposed development in areas with a lower probability of flooding. The Strategic Flood Risk Assessment will provide the basis for applying this test. A sequential approach should be used in areas known to be at risk from any form of flooding.”
10. Although there is no definition of what ‘reasonably available’ means, the national policy for housing suggests housing supply should be identified based on sites which are deliverable within 5 years and developable over 5-10 or 10-15 years. NPPF defines the 5-year deliverable sites supply as being: available now; suitable for housing; achievable with realistic prospects for housing to be delivered; and/or those with planning permission.
11. A developable sites supply beyond 5 years is defined in the NPPF as being: suitable for housing and there are reasonable prospects of the site being available or could be viably developed at the point envisaged.
12. These definitions have been use in the Council’s Strategic Housing Land Availability Assessment and all sites meeting these criteria are considered ‘reasonably available’ for the purpose of the Sequential Test. These sites are listed in Appendix 3, ordered according their Flood Zone and with indication of the period in which they are assumed to be able come forward – Period 1 (0-5 years), Period 2 (6-10 years) and Period 3 (11-15 years).
13. In order to arrive at a supply of reasonably available sites, the following sites were discounted in the first place: sites located in the functional flood plain, sites within the Register of Parks and Gardens of Specific Historic Interest, cemeteries, or graveyards, allotments, education land unless put forward through call for sites process. Then, among the remaining supply of sites, consideration was given whether sites were suitable or had prospect of being developed within the Plan period (15 years). A number of sites in Hull are unsuitable or don’t have a reasonable prospect of being developed within the Plan period. These sites don’t appear on the list of reasonably available sites (see Appendix 3).
14. In paragraph 102, the NPPF sets out the conditions to pass the Exception Test:
“If, following application of the Sequential Test, it is not possible, consistent with wider sustainability objectives, for the development to be located in zones with a lower probability of flooding, the Exception Test can be applied if appropriate. For the Exception Test to be passed:
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
5 it must be demonstrated that the development provides wider sustainability benefits to the community that outweigh flood risk, informed by a Strategic Flood Risk Assessment where one has been prepared; and
a site-specific flood risk assessment 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.
Both elements of the test will have to be passed for development to be allocated or permitted.”
15. This report refers to ‘Part I’ of the Exception Test to describe the first bullet point of paragraph 102 of the NPPF, and ‘Part II’ to describe the second bullet point.
16. Accompanying the NPPF, the recently updated Planning Practice Guidance (2014) provides further elaboration about applying the Sequential and Exception Tests in Local Plan making. The guidance suggests that a Level 2 Strategic Flood Risk Assessment should be used in considering options in the site allocation process, either as part of a sustainability appraisal or a free standing report. Where other sustainability criteria outweigh flood risk issues, the decision making process should be transparent with reasoned justifications for any decision to allocate land in areas at high flood risk. The guidance goes on further to suggest that in circumstances where some areas at lower flood risk may not be suitable for development for various reasons and therefore out of consideration, the Sequential Test should be applied to the whole local planning authority area to increase the possibility of accommodating development which is not exposed to flood risk. Local Planning Authorities should also make clear the criteria used in assessing the Exception Test, having regard to the sustainability appraisal framework objectives.
Local Policy
17. The current adopted Development Plan for the city is the Local Plan, 2000. This is increasingly becoming out-of-date and a new Local Plan is under development, following the withdrawal of the Core Strategy in 2013. The current Development Plan for this part of the city refers to Kingswood as being mainly allocated for housing, but other uses include a strategic employment allocation along the River Hull and a Local Centre are referred to. These uses and designations are under review arising from the AAP now proposed as part of the new Local Plan.
18. Flood risk has also been assessed as part of more recent Area Action Plans for parts of the city where renewal of housing was viewed as a priority, resulting in the Local Plan, 2000, being updated. The Newington and St Andrew’s AAP and the Holderness Road Corridor AAP considered flood risk and the application of the sequential approach specific to housing allocations made within the boundaries of the AAPs (very large areas). Regeneration of former housing areas and use of previously-used land were reported as providing wider sustainability benefits.
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
6 Underpinning flood risk evidence base
19. Locally, the Council has prepared a Strategic Flood Risk Assessment (SFRA, 2007) and accompanying flood risk map alongside Local Standing Advice covering the city, agreed by the Council, the Environment Agency and Yorkshire Water. Because the majority of the land in the city lies almost exclusively in Flood Zone 3a this has been divided into sub areas, in supporting the application of the sequential approach. These sub areas are:
3a (i) low hazard zones; 3a (ii) medium hazard zone; and 3a (iii) high hazard zone.
20. These zones take into account current defences and risks to life or property damage. High hazard flood zones include areas of land where there would be a threat to loss of life should defences fail. Medium hazard zone sites take into account circumstances unlikely to be life threatening but damage to property may be significant. Low hazard zone sites are those where the standard of protection and the consequences of the defences failing is unlikely to be life threatening. Flood plain areas (Zone 3b, functional flood plain) are at the highest risk where development is not considered appropriate.
21. The SFRA concludes that the sequential approach alone cannot identify sufficient development sites in Hull to meet future requirements and that the Exception Test would need to be applied where development is proposed on high risk land. Existing flood bank defences at Kingswood are also identified and the map of the area is characterised by two-thirds of the western portion being within Flood Zone 3a (iii) and the remaining third toward the east is within Flood Zone 1 (see Fig. 1). The SFRA also recognises the existing planning consent for Kingswood and related phasing scheme but proposals that fall outside of this should be located in the lowest risk area. The SFRA is currently being reviewed.
22. Local Standing Advice derived from the SFRA puts forward design measures specific to each zone. Floor levels are raised and detailed site specific flood risk assessment is required in highest risk areas in making development more resilient to flooding.
23. An Interim Flood Risk Assessment (January, 2012) was prepared by WYG in support of the AAP. This concluded that there are a variety of flood threats to the Area Action Plan (AAP) area. However, the report concludes the area benefits from a network of defences which provide a high standard of protection which reduces the probability of flooding happening. The report further points to the greatest residual risk as identified in the Hull Strategic Flood Risk Assessment (SFRA) as being on account of a high hazard arising from a breach of the River Hull defences. There is also an identified surface water flooding risk.
24. The Interim report (pre-NPPF) also identified nine flood risk issues that are of particular relevance to the AAP. These can be summarised under three general headings as follows: (i) as relating to sequential testing, (ii) issues of understanding of present and future flood risks (including impact of Climate Change) and (iii) issues in relation to mitigation measures. The options for the Development Area 3 – Riverbank, within the AAP area, were reviewed in the light of the flood risk issues identified and it is concluded that Option 1 (re-allocation of development land for housing) has significant potential for positively addressing Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
7 many of the identified flood risk issues. It is also identified that increasing sustainability (Option 3, with 2/3 of the land allocated for housing and 1/3 employment) is likely to involve addressing many of the identified flood risk issues. The other options were reported as being rather more neutral in their impact on the identified flood risk issues.
25. The Interim report was updated and supplemented by an Exception Test during the preparation of the Draft AAP. The exception test is applied to Development Area 3 – Riverbank (see Appendix 5) also referred to as ‘com 1’ and ‘com 2’ (as shown on the Concept Masterplan that accompanies the 2004 outline planning), and to a small part of Development Area 1 – Wawne View (the section located in areas at higher risk zones than Flood Risk Zone 1) (see Appendices 2 and 5). An engineering solution is put forward in the form of an improved eastern embankment that could be used in conjunction with a water retention area as a fail-safe. This also reviews breach scenarios and mitigation measures in demonstrating that the re-designation of the employment land in the Riverbank area satisfies a key element of the NPPF Exception Test requirement while also providing a range of benefits to the wider area.
26. The Council produces a Strategic Housing Land Availability Assessment (SHLAA) annually which is used in this report as a basis to carry out the city-wide sequential test for the allocation of housing land at Kingswood. Information for each site in the SHLAA includes its size, whether it’s greenfield or brownfield, the flood zones affecting the site, whether it has planning permission, the period it is likely to come forward.
27. The Kingswood AAP Development Options Assessment provides the rationale for the choice of the preferred options, with implications for land allocations, referring to the relevant evidence including city- wide assessments for employment and housing demand and supply. More information is provided with regards to housing provision and supply as part of the Sequential Test in Section B below. A Sustainability Appraisal has also been carried out for all the options and for the draft AAP and looks at wider community benefits. These are set out in detail in Section C of this report.
Planning and flooding history
28. Kingswood is an urban extension, located on the northern edge of the city. It consists of a large residential area with a retail area (proposed District Centre), a leisure area, an employment area and a Local Centre at Kingswood Parks with a new primary school, a health centre and small shops. Its growing community today reaches 9,000 residents and is anticipated to reach more than 17,000 once completed.
29. Homes are mainly owner-occupied comprising ‘young’ and/or ‘middle income’ families. Started in the early 1990s, Kingswood has been providing a unique residential offer to existing and new residents with a mix of new detached, semi-detached and terraced homes in a suburban setting, in contrast with the inner-urban character of many places in Hull. Kingswood also contrasts with its immediate surroundings, with Bransholme to the South and North Bransholme to the east, both Council estates built in the 1970s. A gradual transformation is being undertaken at North Bransholme with the aim to rebalance the housing offer and partly reconfigure the estate through regeneration.
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
8 30. Development at Kingswood started on the eastern side of the Engine Drain – the Kesteven Way area, and proceeded clockwise, with the development of Kingswood Parks on the western side of the Engine Drain. So far, more than 3,570 dwellings have been built. A bit less than half of the total number of houses still remains to be built in order to complete Kingswood and most of the business area still remains to be taken up. The need to continue building houses at Kingswood is underpinned by the Hull Local Plan (adopted 2000) and confirmed by evidence which shows that the significant annual dwellings contribution of Kingswood is required to meet present and future housing provision needs for the city – as shown in the Objectively assessed need for housing in Hull (April 2015) report. Kingswood will provide around 3,100 additional dwellings between now and 2030. Kingswood provides a unique offer that helps attracting and retaining middle income families to the city (in the context of a historic long-term out migration trend to the East Riding).
31. The Kingswood outline planning permission was originally granted in 1994 and renewed by the Secretary of State in 2004. A presumption of development for a mix and range of housing, commercial, leisure, community and retail uses is therefore long established.
32. The principal land uses established as part of the 1994 outline planning permission were taken forward into the adopted Local Plan (May 2000). The Local Plan also includes a flood defence line along the River Hull. Land adjacent to the east bank of the River Hull is allocated for employment purposes and is identified as being of strategic importance for business uses. Subsequent to the adoption of the Local Plan, planning permissions have amended principal land uses to include a large leisure area from the employment allocation.
33. Recently, the City Council has promoted the sale of some of its land assets (along with other sites) for housing including Development Area 1 – Wawne View (see Appendix 5) in Kingswood. The land will be developed by the Council’s ‘Lead Developer Partner’, along with other sites in the city. The capital return anticipated from development at Wawne view – the largest site within the land portfolio, will part fund the regeneration of sites which are unattractive to the market in the Holderness Road Corridor area in East Hull.
34. The outline planning permission expires in 2016 and, in terms of residential use, it is likely that only the remaining of Kingswood Parks (reserved matters applications for the remaining of Kingswood Parks have been granted permission by the Council) will be developed under the outline specifications and conditions. Post-2016 residential development proposals at Kingswood must be subjected to the NPPF flood risk tests. These proposals include Development Area 1 – Wawne View site and Development Area 3 – Riverbank as shown on map in Appendix 5.
35. In terms of flood risk, a large part of Kingswood is located within Flood Zone 3a (iii) (high hazard flood risk, as defined in the Hull Strategic Flood Risk Assessment) including Kingswood Parks, the area between the Engine Drain and Kesteven Way, Riverbank and some of Wawne View, although most of the Wawne View site is in Flood Zone 1 (see Fig. 1 below).
36. There has been no recorded history of flooding at Kingswood prior to the 2007 pluvial event which affected properties built under the original 1994 outline planning permission. Flood risks have been minimised by improved housing layout and design as required in the 2004 outline planning permission. A Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
9 flood risk assessment carried out as part of the 2004 outline planning application included the modelling of a breach of the River Hull defences. Planning conditions attached to the 2004 consent prohibit habitable development in close proximity (within 50 metres) of the river as well as setting higher than average floor levels beyond and across Kingswood. The raised floor levels proved of value in the 2007 flood event in Hull arising from unusually heavy rainfall. A subsequent planning consent to increase capacity for the water pumping station also improved surface water management at Kingswood and north Hull in general. There was no impact at Kingswood from the December 2013 tidal surge event although the tidal surge barrier located at the mouth of the River Hull was in operation. More detail is provided in the separate Kingswood Flood Risk Assessment and Exception Test (Part II).
37. The AAP provides an opportunity to revisit and address flood risk at Kingswood looking to the future. A number of options for land uses were put forward for consultation in 2012 including potential use of land along the eastern bank of the River Hull for housing, currently designated as employment land in the adopted Local Plan (2000). This option has been taken forward in the AAP with 2/3 of the land allocated for housing. The land is referred as Development Area 3 – Riverbank in the AAP (See Appendix 5). Concerns have been raised by the Environment Agency in relation to this (although the current defence is viewed as being sufficient for the current employment allocation as outlined in the adopted Hull Local Plan) along with those from local residents. The Environment Agency required that defences would need improving should the land be allocated for housing as this is considered a vulnerable use. Work has progressed in developing an engineering solution to this end which the Environment Agency has endorsed in principle. KPDC also suggest that an improved river defence would only be fundable through raising land values from reallocating the employment site to housing and that this would also reduce flood risk across the whole of Kingswood. More detail is provided in the separate Kingswood Flood Risk Assessment and Exception Test (Part II).
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
10 B. SEQUENTIAL TEST
38. The Flood Risk and Coastal Change Planning Policy Guidance sets out the detailed methodology to carry out the Sequential Test as follows:
“The Sequential Test ensures that a sequential approach is followed to steer new development to areas with the lowest probability of flooding. The flood zones as refined in the Strategic Flood Risk Assessment for the area provide the basis for applying the Test. The aim is to steer new development to Flood Zone 1 (areas with a low probability of river or sea flooding). Where there are no reasonably available sites in Flood Zone 1, local planning authorities in their decision making should take into account the flood risk vulnerability of land uses and consider reasonably available sites in Flood Zone 2 (areas with a medium probability of river or sea flooding), applying the Exception Test if required. Only where there are no reasonably available sites in Flood Zones 1 or 2 should the suitability of sites in Flood Zone 3 (areas with a high probability of river or sea flooding) be considered, taking into account the flood risk vulnerability of land uses and applying the Exception Test if required.”
“Within each flood zone, surface water and other sources of flooding also need to be taken into account in applying the sequential approach to the location of development.”
Fig.1: Application of the Sequential Test for Local Plan preparation (diagram extracted from the Flood Risk and Coastal Change Planning Policy Guidance)
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
11 39. The definition of ‘reasonably available site’ is shown in the methodology section of this report, in paragraphs 10-13 above.
40. The Hull Strategic Flood Risk Assessment (SFRA) is used as the basis for the Test, and as explained above, the SFRA has established sub-zones with different level of risks within Flood Zone 3 (as described in paragraphs 28 and 29 above); the different sub-zones (4 in total) within Flood Zone 3 are taken into account in applying the sequential approach for the location of development. Sites within the 4th sub- zone, ‘3b’, are discounted in the Test, as 3b consists of functional flood plains. There is no reasonably available site located within Flood Zone 2.
41. The SFRA map in Appendix 1 shows that most sites in Hull are in Flood Zone 3, including at Kingswood, Development Area A – Kingswood Parks, Development Area 3 – Riverbank, and a small part of Development Area 1 – Wawne View. These sites are shown on the map in Appendix 5. The housing development land subjected to the sequential test is shown in the table below.
42. Table 1 below shows the apportionment of housing sites (in number of dwellings) at Kingswood according to their level of flood risk as defined by the SFRA Flood Zones. The majority (57%) of housing land at Kingswood is within Flood Zone 3aiii. This includes all of the land at Kingswood Parks North and at the Riverbank and approximately 20% of the land at Wawne View. More than two third of the Wawne View site benefit from low flood risk (Flood Zone 1); this represents over a third (37%) of all the land proposed for residential development at Kingswood. There are smaller amounts of land within more moderate flood risk zones.
43. It is important to note that the SHLAA’s approach is different to this in that a site falls within the highest risk Flood Zone that affect the site regardless its extent. In the SHLAA, Wawne View is split in 5 sites and with 2 sites falling in Flood Zone 3aiii but with an exaggerated number of 565 dwellings due to the methodology described above. The table shows more accurate figures as the number of dwellings have been allocated proportionally to the respective Flood Zone area. However, the number of dwellings at Wawne View at higher risk is minimised in the AAP with the designation of open space within the higher flood risk zone. If taking account of this, the proportion of developable land (i.e. land which will be used for housing only as opposed to open space, Local Centre and school designations) within Flood Zone 1 increases to more than 80% and the proportion of land within Flood Zone 3aiii is reduced to 10%.
Table 1: Apportionment of Kingswood housing sites by Flood Zones
Flood Zone 1 Flood Zone 3ai Flood Zone 3aii Flood Zone 3aiii Total
Wawne View 1,160 (70.3%) 2 (0.13%) 180 (10.9%) 308 (18.7%) 1,650
Riverbank 0 0 0 450 (100%) 450
Kingswood Parks 0 0 0 1,005 (100%) 1,005 North Total 1,160 (37%) 2 (0.06%) 180 (6%) 1,763 (57%) 3,105 In number of dwellings and % of site Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
12 Source: SHLAA (2015) and Fig.8.1 of SFRA (2007)
44. The emerging Hull Local Plan sets out the future housing requirement at 15,960 dwellings for the period 2011 to 2032, or 760 dwellings per annum on average. Taking account of the net delivery in 2011-2015 at 2,483 dwellings, the residual requirement stands at 13,477 dwellings for the period 2015-2032, with 792 dwellings on average per annum over 17 years. For the 15-year period ahead, i.e. 2015-2030, this means that land for 11,880 dwellings will be required.
45. The table below establishes whether the sites at higher risk in the city and Kingswood i.e. sites in Flood Zone 3a iii (high hazard) pass the sequential test or whether they aren’t needed because sites at lower risk that are reasonably available constitute enough supply to meet the needs, in which case they fail the sequential test. It shows how far the supply of reasonably available sites within each flood zone, in sequence with the low risk zone first, meet the required amount of housing for the Plan period city-wide. The detailed list of the sites is shown Appendix 3.
46. An assumption of 50 dwellings per annum (i.e. 750 over a period of 15 years) of additional windfall sites as part as the supply of reasonably available sites is put forward in the table for completeness although it is expected that Local Plan land allocations will be used, as far as possible, to meet the objectively assessed need as opposed to partly relying on windfall. Windfall will only be used towards meeting that requirement if needed i.e. if there is a shortfall of land supply.
Table 2: Sequential Test table Windfall Windfall Total supply sites added sites added Reasonably without to total to sites Flood available sites in Flood Flood Flood Windfall Wawne supply but outside Zone Hull Zone 1 Zone 3ai Zone 3aiii sites View and without Flood 3aii Riverbank Wawne Zone 3aiii sites View and Riverbank Housing capacity 974 3,240 4,043 4,225 750 10,382 11,132 9,007 in number of (4,214) (8,257) (12,482) (13,232) dwellings (cumulative total in brackets)
% of total housing 8.2% 27.3% 34% 35.5% 6.3% 87.4% 93.7% 75.8% requirement (35.5%) (69.5%) (105%) (111.4%) (cumulative total in brackets)
Housing capacity 1.2 4.1 5.1 5.3 0.9 13.1 14 11.4 in number of (5.3) (10.4) (15.7) (16.6) years based on 792 dwellings p.a. (cumulative total in brackets) Source: SHLAA (2015)
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
13 47. The table clearly shows that only a very small portion of the land supply required to accommodate future housing is in the Flood Zone 1 and that the vast majority is in Flood Zone 3a with a significant proportion of the land supply at highest risk – Flood Zone 3aiii (high hazard). Sites within Flood Zone 1, Flood Zone 3ai, and Flood Zone 3aii will only constitutes 69.5% of the supply needed (and 75.8% when an allowance for windfall sites is included). In order to accommodate future housing, a capacity of 3,623 dwellings (and 2,873 when taking account of windfall sites) out of the 4,225 capacity within Flood Zone 3aiii will be needed – that’s 86% of the reasonably available land (and 68% when taking account of windfall sites) within Flood Zone 3aiii and around 30% (and 24% when taking account of windfall sites) of the total supply, subject to Exception Test being passed.
48. In that respect, considering that the sites within Flood Zone 3aiii have an equivalent flood risk, there is no site within the reasonably available supply of land which is less at risk than the Riverbank site and the Wawne View site, once the land required to accommodate future housing is accounted for. Sites at Kingswood which are within Flood Zone 3aiii do pass the Sequential Test.
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
14 C. EXCEPTION TEST (Sustainability benefits - Part 1 of the Exception Test)
49. Following the sequential approach to locating development, an Exception Test is required to be passed, firstly to demonstrate wide ranging sustainability benefits and secondly, to demonstrate that any development would be safe for its lifetime without increasing risk elsewhere or where possible to reduce flood risk overall (see extract from the NPPF in paragraph 14 above). Reasonably available housing land sites within Flood Zones 3 at Kingswood (no Flood Zone 2 at Kingswood) should therefore be tested, including those within the SFRA’s Flood Zone 3a(iii) (high hazard), although planning consents exist for Kingswood Parks North so testing is not necessary in these circumstances. The testing applies to the Wawne View site (Development Area 1 in the AAP) and the Riverbank site (Development Area 3 in the AAP).
50. This section focuses on Part 1 of the Exception test i.e. to demonstrate “ that the development provides wider sustainability benefits to the community that outweigh flood risk, informed by a Strategic Flood Risk Assessment where one has been prepared” (see extract from the NPPF in paragraph 14 above). A separate report (produced by consultancy WYG) covers the assessment of flood risk at Kingswood and flood risk mitigations required to make development safe (i.e. Part 2 of the exception test) where there is a greater risk.
Additional housing
51. In terms of wider sustainability benefits, high hazard risk land parcels at Kingswood (including Zone 3a(iii) land at Kingswood Parks North, the Riverbank site and parts of Wawne View) provide around 18% of the city-wide reasonably available land supply for housing (that is 2,197 out of 12,482 dwellings). When adding to this supply the land within Flood Zones 3a(i) and (ii) (that’s 182 dwellings, most in 3a(ii)), the proportion increases to 19%. The Kingswood sites, regardless of the flood zones, provide 25% of reasonably available land supply and Wawne View alone represents almost 13% of the city-wide reasonably available land supply for housing. This is important in that it is the only site city-wide with a significant proportion of land within Flood Zone 1.
52. This sequential test confirms the findings of the earlier Strategic Flood Risk Assessment (2007) which points toward limited low flood risk sites that have potential for housing across the city in meeting these needs so higher risk sites become a target for making allocations. Housing within higher risk locations is needed to address a city-wide housing requirement as described in paragraph 47 above.
Housing choice
53. Housing development at Kingswood will help maintain a supply of new housing within a suburban setting, which is scarce in the city, hence providing more choice to residents or prospective residents – and who may otherwise choose the nearby East Riding to live. This will provide much needed choice including for families and to retain and attract key workers to the city, as set out in the Strategic Housing Market Assessment (2013) – see AAP Submission Document E.28 . Both the Riverbank and Wawne View site will be required to provide 15% affordable housing (unless unviable to do so). This will contribute to meet the local needs, in particular, in light of the lack of it so far at Kingswood. The adjacent Kingswood Parks
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
15 development did not/will not provide any affordable housing under the outline permissions of 1994 and 2004.
Sustainability and community infrastructure
54. There are other benefits in terms of provision of community facilities and infrastructure. Kingswood has been planned so far as a major urban extension to the point that a District Centre is now proposed at Kingswood, fuelled by a very successful existing retail/services area. Employment land is also allocated to ensure jobs can be created in a variety of sectors (not just retail). A new primary school and Local Centre have been built and the AAP is proposing an additional 420 primary school places and another Local Centre. Providing more housing at Kingswood in proximity of these facilities is sustainable in that it provides a sustainable lifestyle with easy access to facilities and work. More site-specific detail is provided below. These matters are confirmed in the Sustainability Appraisal. There is further evidence to suggest that sites at Kingswood are commercially more deliverable which is different for other parts of the city.
Riverbank
55. There are good reasons for allocating land at Riverbank to housing (as opposed to maintaining the whole employment designation) including the potential long term protection of the whole of Kingswood derived from improved river defences and a fail-safe aqua green. The replacement defences will be provided as part of the Riverbank housing development and will decrease the risk of breach of the river defence which will not only benefit the Riverbank site but the rest of Kingswood, where most land is in the high hazard flood risk zone too. The mitigations also include approximately 7.9ha of land set aside for flood storage (as an ‘aquagreen’). More detail is provided in the Flood Risk Assessment and Exception Test (Part 2 of the test) Report (AAP Submission Document E.45).
56. There is a demonstrable need for housing to be located in higher risk locations and less of a need for employment uses, as demonstrated in respective housing and employment land assessments (see AAP Submission Documents E.29 and E.33/E.34). More detail about the justifications is set out in p.35-40 of the AAP Development Options Assessment (AAP Submission Document E.25).
57. Development of housing at Riverbank will enable the creation of landscaped usable open space for the benefit of residents and visitors – as a result of the open space standard applied to housing development. This will include new routes towards the River as well as a new cycle path along the River.
Wawne View
58. A small proportion, around 19%, of the Wawne View site is within Flood Risk Zone 3a iii (High hazard), and an additional 11% is in Zone 3 a ii (Medium hazard). However, the number of dwellings at Wawne View at higher risk is minimised in the AAP with the designation of open space within the higher flood risk zone. If taking account of this, the proportion of developable land (i.e. land which will be used for housing only as opposed to open space, Local Centre and school designations) within Flood Zone 1 increases to more than 80% and the proportion of land within Flood Zone 3aiii is reduced to 10%.
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
16 59. The development will deliver, along with new housing, long awaited infrastructure in this area of Kingswood including an east-west link road, a park, a Local Centre and a major primary school extension. These will be of benefit for the wider community.
60. The development of Wawne View will also connect North Bransholme to the built-up area. At present North Bransholme is isolated and access to supermarket and fresh food can be an issue. A new Local Centre on the eastern side of Kingswood will be located on Wawne Road, serving North Bransholme as well. Development will enable the possibility of a new bus route (via the new east-west link road) which again will provide North Bransholme residents as well as Kingswood residents direct access to the Kingswood District Centre.
61. The release of this site will also bring strategic wider sustainability benefits in that it is needed to deliver the wider regeneration objectives in Hull. The Wawne View site is part of a portfolio of Hull City Council sites which will be sold to and developed by a Lead Developer Partner. The capital return anticipated from development at Wawne View – the largest site within the portfolio, will part-fund the regeneration of sites which are unattractive to the market in the Holderness Road Corridor area. Keepmoat Strata Homes Partnership (KSHP) has now been appointed as the Lead Developer Partner and development is anticipated to start in 2017.
62. On balance, the site should be released as a priority ahead of sites which are mostly in higher flood risks zone. Housing use should be minimised in in the parts of the site which are in Zone 3 aii and iii to mitigate the risk in favour of open space, as set out in the AAP.
Conclusion
63. Considering the wider sustainability benefits to the community that development within Flood Zones 3 at Kingswood will bring to the city and to the local area, from the significant contribution it will make to the city-wide needed housing supply to the local community infrastructure (already partly delivered) and wider regeneration benefits, it is concluded that these benefits outweigh flood risk, subject to flood risk mitigations proposed in the Flood Risk Assessment and Exception Test (Part 2 of the test) Report (AAP Submission Document E.45).
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
17
Appendix 1 – SFRA map of Hull
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
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Appendix 2 – SFRA map extract of Kingswood
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
19 N Fig. 13.1: Flood Zones
W
a w
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R North o Bransholme
a
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River Hull
Way
Richmond Health Centre
K e Engine Drain Engine s t e v e n Way
Bude Road
A1033 Raich Carter Way ASDA
Bude Road Thomas Clarkson Way
A1079 Beverley Road Bude Park
Towards City Centre
0 5 min walk 5 min cycle
400m 800m
AAP Boundary
Flood Zone 1
Flood Zone 3a i (Low Hazard)
Flood Zone 3a ii (Medium Hazard)
Flood Zone 3a iii (High Hazard)
Flood Zone 3b (Functional Floodplain)
1m Contours
dwg ref: 19595 - 26C Appendix 3 – SHLAA Table of available and/or developable sites in Hull *
Dwellings SHLAA Address not Flood Zone REF completed 42 North Area of North Bransholme 250.00 Flood Zone 1 Kinderscout Close, North Bransholme - Riverside Group 47 25.00 Flood Zone 1 Ltd North of Grassington Close, North Bransholme - 102 14.00 Flood Zone 1 Riverside Group Ltd 250 Old Methodist Hall, Durham Street 6.00 Flood Zone 1 22 INGS1 Part1 - HRC AAP 99.00 Flood Zone 1 62 Kingswood Land parcel Wawne View 245.00 Flood Zone 1 67 Kingswood Land Parcel Wawne View 90.00 Flood Zone 1 72 Kingswood Land Parcel Wawne View 108.00 Flood Zone 1 129 Kingswood - Approach to Broadacre School 122.00 Flood Zone 1 879 The Lawns Club, 33 Lowgate, Sutton 15.00 Flood Zone 1 Total Flood Zone 1 974 65 Leitholm Close, North Bransholme - Riverside Group Ltd 41.00 Flood Zone 3a i (low hazard) 80 Gifford Close, North Bransholme - Riverside Group Ltd 9.00 Flood Zone 3a i (low hazard) Land North East of Highlands Health Centre, Cumbrian 106 45.00 Flood Zone 3a i (low hazard) Way, North Bransholme - Riverside Group Ltd 113 Land South of Saddleworth Close 11.00 Flood Zone 3a i (low hazard) 805 Land at Minehead Road 150.00 Flood Zone 3a i (low hazard) Former Sports Ground, south of Goddard Avenue/east 212 86.00 Flood Zone 3a i (low hazard) of Chanterlands Avenue 219 Goodfellowship Inn Pub, Cottingham Road 8.00 Flood Zone 3a i (low hazard) Land between Bishop Alcock Road and Hotham Road 231 17.00 Flood Zone 3a i (low hazard) North 232 Land at Bishop Alcock Road 12.00 Flood Zone 3a i (low hazard) Land west of Bishop Alcock Road (former William Gee 234 80.00 Flood Zone 3a i (low hazard) School) 17 Holderness House, Holderness Road 13.00 Flood Zone 3a i (low hazard) 117 Reckitts Recreation Ground, Chamberlain Road 89.00 Flood Zone 3a i (low hazard) 254 Land surrounding Wath Grove 32.00 Flood Zone 3a i (low hazard) Land Nth of Bellfield Avenue, between Mitcham Road 23 12.00 Flood Zone 3a i (low hazard) and Twickenham Close (Ings site D) 38 East of 824 Holderness Road 4.00 Flood Zone 3a i (low hazard) Sutton Place Safe Centre, Saltshouse Road - Hull City 54 23.00 Flood Zone 3a i (low hazard) Council NPS 322 HRC AAP - INGS1 Part 2, Land west of Middlesex Road. 339.00 Flood Zone 3a i (low hazard) HRC AAP PR6-3 Land north of Maybury Road (former 327 56.00 Flood Zone 3a i (low hazard) Maybury School)
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
20 Dwellings SHLAA Address not Flood Zone REF completed 914 Gleneagles Centre, Gleneagles Park 27.00 Flood Zone 3a i (low hazard) 137 Wansbeck Road/ Frome Road 16.00 Flood Zone 3a i (low hazard) 138 Former Viking PH, Shannon Road 7.00 Flood Zone 3a i (low hazard) 173 St Bedes, Wivern Road 30.00 Flood Zone 3a i (low hazard) 190 Hollywell Close 10.00 Flood Zone 3a i (low hazard) 192 Land north of Hopewell Road 16.00 Flood Zone 3a i (low hazard) 197 Brandsby Grove 35.00 Flood Zone 3a i (low hazard) 199 Land to south of Oakfield School 148.00 Flood Zone 3a i (low hazard) East/West of Marfleet Avenue, Rear of Ceylon St. 331 abutting Egypt St/Frodsham St/Cyprus St/Delhi St and 129.00 Flood Zone 3a i (low hazard) part fronting Hedon Road Land to the east Of Hawthorn Avenue South of Greek 44 95.00 Flood Zone 3a i (low hazard) Street And west Of Plane Street 296 Land to rear or 41-45 Albert Avenue 5.00 Flood Zone 3a i (low hazard) 367 Hawthorn Avenue East 277.00 Flood Zone 3a i (low hazard) 370 NaSA 2 - Hawthorn Avenue, Former Amy Johnson Site 425.00 Flood Zone 3a i (low hazard) 9 380 Beverley Road (Former Mayfair Cinema) 20.00 Flood Zone 3a i (low hazard) 26 Former Goodfellows Supermarket - Sharp Street 15.00 Flood Zone 3a i (low hazard) 27 West end of Sharp Street 15.00 Flood Zone 3a i (low hazard) 30 Former Newland Primary School, Newland Avenue 16.00 Flood Zone 3a i (low hazard) 32 Lambert Street Church 9.00 Flood Zone 3a i (low hazard) 51 20-24 Lambert Street 9.00 Flood Zone 3a i (low hazard) 927 Land at 103 8th Avenue, 9.00 Flood Zone 3a i (low hazard) West of No's 288-264 Pickering Road, former LA 659 30.00 Flood Zone 3a i (low hazard) Training Centre Land at Ganstead Grove/Exeter Grove/Rimswell 326 97.00 Flood Zone 3a i (low hazard) Grove/Wyton Grove 328 HRC AAP - PR6 Part 4, Land south of Marfleet Lane. 148.00 Flood Zone 3a i (low hazard) 329 HRC AAP - PR6 Part 5, Kedrum Road 157.00 Flood Zone 3a i (low hazard) PR6 Part 9 HRC AAP, Regeneration of existing housing 336 405.00 Flood Zone 3a i (low hazard) South of Preston Road 36 HRC AAP - David Lister School 54.00 Flood Zone 3a i (low hazard) Land to the rear of Holly Bank House, west of Astral 917 9.00 Flood Zone 3a i (low hazard) Gardens Total Flood Zone 3a I (low hazard) 3,240 Flood Zone 3a ii (medium 43 48 Pearson Park, HU5 2TG 6.00 hazard) Flood Zone 3a ii (medium 45 49 Pearson Park, HU5 2TG 5.00 hazard)
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
21 Dwellings SHLAA Address not Flood Zone REF completed Flood Zone 3a ii (medium 46 50 Pearson Park 14.00 hazard) Flood Zone 3a ii (medium 291 114 Blenheim Street 5.00 hazard) Flood Zone 3a ii (medium 561 Trinity House Grounds, Calvert Lane 200.00 hazard) Flood Zone 3a ii (medium 226 173 to 187 Cottingham Road 35.00 hazard) Flood Zone 3a ii (medium 936 Rear of 465-467 Priory Road 10.00 hazard) Flood Zone 3a ii (medium 804 Field Street - Holderness Road 20.00 hazard) Flood Zone 3a ii (medium 119 Lorraine Street Bakery 80.00 hazard) Flood Zone 3a ii (medium 121 Corner of Leads Road & Glebe Road 18.00 hazard) Flood Zone 3a ii (medium 122 Corner of Leads Road & Glebe Road 2/3 5.00 hazard) Flood Zone 3a ii (medium 24 Former Princess Royal Hospital 36.00 hazard) Flood Zone 3a ii (medium 325 HRC AAP - INGS1 Part 5 65.00 hazard) Flood Zone 3a ii (medium 861 Land to north of Danby Close, Howdale Road Part 1 500.00 hazard) Flood Zone 3a ii (medium 862 Land to north of Danby Close, Howdale Road Part 2 330.00 hazard) Flood Zone 3a ii (medium 61 Kingswood Land parcel Wawne View 520.00 hazard) Flood Zone 3a ii (medium 170 106 - 108 Marfleet Avenue 9.00 hazard) Flood Zone 3a ii (medium 172 Land to North East of 141 Marfleet Avenue 33.00 hazard) Flood Zone 3a ii (medium 2 Egginton Street 24.00 hazard) Flood Zone 3a ii (medium 6 13 - 25 George Street 13.00 hazard) Flood Zone 3a ii (medium 7 41 - 65 George Street (Upper Floors) 15.00 hazard) Flood Zone 3a ii (medium 8 25 - 27 Dock Street 9.00 hazard) Flood Zone 3a ii (medium 164 Land Between Anlaby Road and Railway Line (Part 2) 200.00 hazard) Flood Zone 3a ii (medium 313 Baker Street Garage 62.00 hazard) Flood Zone 3a ii (medium 314 Story Street, Upper Floors 8.00 hazard) 316 Albion Square 200.00 Flood Zone 3a ii (medium
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
22 Dwellings SHLAA Address not Flood Zone REF completed hazard) Flood Zone 3a ii (medium 317 Former Edwyn Davies Building, Bond Street 70.00 hazard) Flood Zone 3a ii (medium 318 31-53 Ferensway 100.00 hazard) Land between Stanley Street and Derringham Street, Flood Zone 3a ii (medium 364 20.00 Spring Bank hazard) Flood Zone 3a ii (medium 371 Marina Recreation Centre, Commercial Road 15.00 hazard) Flood Zone 3a ii (medium 373 Humber Quays 32.00 hazard) Flood Zone 3a ii (medium 383 Friary Chambers (Upper Floors), 24 - 28 Whitefriargate 19.00 hazard) Flood Zone 3a ii (medium 385 Land to the west of Spring Street, Ferensway 222.00 hazard) Flood Zone 3a ii (medium 405 83-93 George Street 10.00 hazard) Flood Zone 3a ii (medium 418 25-30 Albion Street 34.00 hazard) Land North of George Street, between Carroll Place and Flood Zone 3a ii (medium 428 30.00 Trippet Street hazard) 44-46 Paragon Street Flood Zone 3a ii (medium 431 Queens House 17.00 hazard) Upper Floors, HU1 3NZ Flood Zone 3a ii (medium 432 Former Co-Operative Building Jameson Street 72.00 hazard) Flood Zone 3a ii (medium 447 109- 111 Beverley Road (Upper floors) 20.00 hazard) Flood Zone 3a ii (medium 482 Brunswick Avenue - Hull CC/Goodwin Trust AHP Bid 14.00 hazard) Former School of Architecture building, Brunswick Flood Zone 3a ii (medium 485 75.00 Avenue hazard) HCC/Goodwin Trust. Successful AHP Bid - Land parcels Flood Zone 3a ii (medium 502 12.00 to north of Walker Street hazard) Flood Zone 3a ii (medium 504 Firethorn Close, Land To Rear Of 15 To 18, HU3 2RF 5.00 hazard) Flood Zone 3a ii (medium 521 Land adjacent to 8 Louis Street 6.00 hazard) Flood Zone 3a ii (medium 522 40 Margaret Street 6.00 hazard) Flood Zone 3a ii (medium 524 Providence Row, Beverley Road 24.00 hazard) Flood Zone 3a ii (medium 924 13 - 15 Savile Street (Upper Floors), 5.00 hazard) Flood Zone 3a ii (medium 68 Scholars Gate, Spring Bank West 273.00 hazard) 225 Former Grammar School, Cottingham Road 2.00 Flood Zone 3a ii (medium Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
23 Dwellings SHLAA Address not Flood Zone REF completed hazard) Flood Zone 3a ii (medium 728 64 - 86 Dibsdane, HU6 9AL 18.00 hazard) Land To The North Of Hall Road And South Of Flood Zone 3a ii (medium 928 65.00 Homethorpe hazard) Flood Zone 3a ii (medium 20 PR6 Preston Road Part 1 - HRC AAP 80.00 hazard) Flood Zone 3a ii (medium 486 The Basin, St Andrews Dock 205.00 hazard) Flood Zone 3a ii (medium 875 The Holden Centre/Tweendykes School, Leads Road 156.00 hazard) Flood Zone 3a ii (medium 673 Newland Homes, Cottingham Road 14.00 hazard) Total Flood Zone 3a ii (medium hazard) 4,043 Flood Zone 3a iii (high 757 Haworth Park playing fields 160.00 hazard) Flood Zone 3a iii (high 580 The Sidings Development, west of Calvert Lane 44.00 hazard) Flood Zone 3a iii (high 784 Clarence Mills, Great Union Street/St. Peter Street 246.00 hazard) Land at Tower Street/St. Peter Street, East bank of the Flood Zone 3a iii (high 785 210.00 River Hull (North) hazard) Land at Tower Street/St. Peter Street, East bank of the Flood Zone 3a iii (high 787 390.00 River Hull - Phase 1 hazard) Flood Zone 3a iii (high 120 Land to the East of Stoneferry Road 28.00 hazard) Flood Zone 3a iii (high 53 Kingswood Land parcel H20 42.00 hazard) Flood Zone 3a iii (high 57 Kingswood Land parcel H18 83.00 hazard) Flood Zone 3a iii (high 58 Kingswood Land parcel H17 61.00 hazard) Flood Zone 3a iii (high 59 Kingswood Land parcel Wawne View 65.00 hazard) Kingswood Land parcels H20b, H21, H22, H23, H24, Flood Zone 3a iii (high 60 741.00 H25, H26, H27 And H28 hazard) Kingswood, Land parcel LC2 And LC3 (Part Of Local Flood Zone 3a iii (high 75 32.00 Centre) hazard) Flood Zone 3a iii (high 76 Kingswood Land parcel H12 - 41/41 28.00 hazard) Flood Zone 3a iii (high 81 Kingswood Riverside Site South 184.00 hazard) Flood Zone 3a iii (high 82 Kingswood Riverside Site North 266.00 hazard) Flood Zone 3a iii (high 92 Kingswood Land parcel Wawne View 500.00 hazard)
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
24 Dwellings SHLAA Address not Flood Zone REF completed Flood Zone 3a iii (high 97 Kingswood Land parcel 41/38 1.00 hazard) Flood Zone 3a iii (high 101 Kingswood R29B Land parcel to front of Health Centre 11.00 hazard) Flood Zone 3a iii (high 21 PR6 Craven Park - HRC AAP 144.00 hazard) Flood Zone 3a iii (high 195 Fruit Market Site B 109.00 hazard) Flood Zone 3a iii (high 198 Fruit Market Site D 58.00 hazard) Flood Zone 3a iii (high 376 63-71 High Street 100.00 hazard) Flood Zone 3a iii (high 398 High Street East of Blaydes Staith 64.00 hazard) Flood Zone 3a iii (high 399 2-5 High Street 33.00 hazard) Flood Zone 3a iii (high 400 Blaydes Dock 64.00 hazard) Flood Zone 3a iii (high 401 Mutiny on the Bounty Public House 7.00 hazard) Land To The West Of And Burnett House Flood Zone 3a iii (high 429 17.00 Castle Stret hazard) Flood Zone 3a iii (high 433 Kings Building, South Church Side 24.00 hazard) Flood Zone 3a iii (high 503 Land to the east of Wincolmlee fronting the River Hull 200.00 hazard) Flood Zone 3a iii (high 607 Amber Development, Boothferry Road 73.00 hazard) Flood Zone 3a iii (high 721 Former Dane Park Primary School 80.00 hazard) Flood Zone 3a iii (high 723 The Danes, North of Hall Road 160.00 hazard) Total Flood Zone 3a iii (high hazard) 4,225
Total all Flood Zones 12,482
*Kingswood sites are highlighted in light grey
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
25 Appendix 4 – SHLAA Table Kingswood sites
Dwellings SHLAA Flood Zone Address Flood Zone not AAP REF Area Final completed Kingswood Land parcel YES 61 Flood Zone 1 127351.8805 520.00 Wawne View Kingswood Kingswood Land parcel YES 62 Flood Zone 1 74074.89605 245.00 Wawne View Kingswood Kingswood Land Parcel YES 67 Flood Zone 1 28867.95449 90.00 Wawne View Kingswood Kingswood Land Parcel YES 72 Flood Zone 1 33385.56136 108.00 Wawne View Kingswood Kingswood Land parcel YES 92 Flood Zone 1 95391.1629 500.00 Wawne View Kingswood YES 94 Kingswood Wilberforce Wood Flood Zone 1 3519.364032 576.00 Kingswood Kingswood - Approach to YES 129 Flood Zone 1 32167.90975 122.00 Broadacre School Kingswood Kingswood Land parcel YES 92 Flood Zone 2 2.521325586 500.00 Wawne View Kingswood YES 94 Kingswood Wilberforce Wood Flood Zone 2 837.7535596 576.00 Kingswood Kingswood Land parcel Flood Zone 3a i (low YES 61 281.6409879 520.00 Wawne View hazard) Kingswood Kingswood Land Parcel Flood Zone 3a i (low YES 72 580.889455 108.00 Wawne View hazard) Kingswood Flood Zone 3a i (low YES 94 Kingswood Wilberforce Wood 13785.98962 576.00 hazard) Kingswood Kingswood Land parcel Flood Zone 3a ii YES 59 2466.730777 65.00 Wawne View (medium hazard) Kingswood Kingswood Land parcel Flood Zone 3a ii YES 61 25597.93399 520.00 Wawne View (medium hazard) Kingswood Kingswood Land parcel Flood Zone 3a ii YES 92 15114.43819 500.00 Wawne View (medium hazard) Kingswood Flood Zone 3a ii YES 94 Kingswood Wilberforce Wood 38911.59571 576.00 (medium hazard) Kingswood Flood Zone 3a iii (high YES 53 Kingswood Land parcel H20 4.921915113 55.00 hazard) Kingswood Flood Zone 3a iii (high YES 53 Kingswood Land parcel H20 18635.39853 55.00 hazard) Kingswood Flood Zone 3a iii (high YES 53 Kingswood Land parcel H20 4.921915113 55.00 hazard) Kingswood Kingswood Employment Land Flood Zone 3a iii (high YES 56 90828.7995 250.00 41/10-6 hazard) Kingswood Flood Zone 3a iii (high YES 57 Kingswood Land parcel H18B 11173.26747 70.00 hazard) Kingswood Flood Zone 3a iii (high YES 58 Kingswood Land parcel H17B 7778.157729 15.00 hazard) Kingswood 59 Kingswood Land parcel Flood Zone 3a iii (high 15389.05681 65.00 YES
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
26 Wawne View hazard) Kingswood Kingswood Land parcels H20b, Flood Zone 3a iii (high YES 60 H21, H22, H23, H24, H25, H26, 3.5847394 741.00 hazard) Kingswood H27 And H28 Kingswood Land parcels H20b, Flood Zone 3a iii (high YES 60 H21, H22, H23, H24, H25, H26, 199956.8356 741.00 hazard) Kingswood H27 And H28 Kingswood Land parcels H20b, Flood Zone 3a iii (high YES 60 H21, H22, H23, H24, H25, H26, 3.5847394 741.00 hazard) Kingswood H27 And H28 Kingswood, Land parcel LC3 Flood Zone 3a iii (high YES 69 1757.193231 10.00 (Part Of Local Centre) hazard) Kingswood Flood Zone 3a iii (high YES 73 Kingswood Land parcel LC1 338.16914 3.00 hazard) Kingswood Kingswood, Land parcel LC2 Flood Zone 3a iii (high YES 75 9790.679886 71.00 And LC3 (Part Of Local Centre) hazard) Kingswood Kingswood Land parcel H12 - Flood Zone 3a iii (high YES 76 14721.67496 70.00 41/41 hazard) Kingswood Kingswood Riverside Site Flood Zone 3a iii (high YES 81 46795.92566 184.00 South hazard) Kingswood Kingswood Riverside Site Flood Zone 3a iii (high YES 82 67405.46218 266.00 North hazard) Kingswood Flood Zone 3a iii (high YES 90 Kingswood Parcel H15 and H19 8538.519632 38.00 hazard) Kingswood Flood Zone 3a iii (high YES 91 Kingswood Land parcel 41/37 2781.733256 14.00 hazard) Kingswood Kingswood Land parcel Flood Zone 3a iii (high YES 92 35688.11535 500.00 Wawne View hazard) Kingswood Flood Zone 3a iii (high YES 93 Kingswood Land parcel H17 17056.88421 88.00 hazard) Kingswood Flood Zone 3a iii (high YES 94 Kingswood Wilberforce Wood 107527.1657 576.00 hazard) Kingswood Flood Zone 3a iii (high YES 97 Kingswood Land parcel 41/38 4465.685207 32.00 hazard) Kingswood Flood Zone 3a iii (high YES 98 Kingswood Land parcel H18 9414.286257 44.00 hazard) Kingswood Flood Zone 3a iii (high YES 99 Kingswood 41/40 9446.212436 23.00 hazard) Kingswood Flood Zone 3a iii (high YES 99 Kingswood 41/40 3.5847394 23.00 hazard) Kingswood Flood Zone 3a iii (high YES 99 Kingswood 41/40 3.5847394 23.00 hazard) Kingswood Flood Zone 3a iii (high YES 99 Kingswood 41/40 4.921915113 23.00 hazard) Kingswood Flood Zone 3a iii (high YES 99 Kingswood 41/40 4.921915113 23.00 hazard) Kingswood Kingswood R29B Land parcel Flood Zone 3a iii (high YES 101 2968.826354 11.00 to front of Health Centre hazard) Kingswood Flood Zone 3a iii (high YES 103 Kingswood 41/39 11524.5512 34.00 hazard) Kingswood
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
27 Appendix 5 – SHLAA map extract of Kingswood
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
28
Appendix 6 – Kingswood AAP: Areas of Change
Kingswood Area Action Plan - Flood risk sequential approach, Hull City Council, November 2015
29 Figure 7.1 Development and Improvement Areas
Kingswood Area Action Plan - Publication Draft | May 2015 | page 21