Grainger PLC Land Off Front Street, Seghill Representations to The

Grainger PLC

Land off Front Street, Seghill

Representations to the Northumberland Core Strategy Pre -Submission Draft

Project Title: Seghill Land Promotion Document Ref: D/I/D/112493/501

CONTROL SHEET

CLIENT: GRAINGER PLC

PROJECT TITLE: LAND OFF FRONT STREET, SEGHILL

REPORT TITLE: REPRESENTATIONS TO THE NORTHUMBERLAND CORE STRATEGY PRE-SUBMISSION DRAFT

PROJECT REFERENCE: 112493/501

Issue and Approval Schedule:

ISSUE 1 Name Signature Date

Prepared Rowan Van 25/11/2015 by Muysen

Reviewed Emma 25/11/2015 by Hepplewhite

Approved Dominic Waugh 25/11/2015 by

Revision Record:

Issue Date Status Description By Chk App

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Representations to the Northumberland Core Strategy Pre-Submission Draft Contents Page 1.0 Introduction 2.0 Background 3.0 Representations 4.0 Conclusion Appendices

1 Site Plan 2 Flood Risk and Drainage Technical Note 3 Transport Technical Note 4 Landscape and Visual Review Green Belt Discussion 5 Strategic Masterplan

This report has been prepared in accordance with procedure OP/P02 of Fairhurst’s Quality and Environmental Management System.

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1.0 Introduction

1.1 Fairhurst have prepared these representations on behalf of Grainger plc in response to the publication of Northumberland’s Local Development Plan Core Strategy Pre Submission Draft (2015). Fairhurst consider that the current iteration of the Plan does not meet the tests of soundness as set out in the NPPF Paragraph 182, when considering its approach to Green Belt Policy (Chapter 7). Specifically, the Plan is not based on a strategy which will meet objectively assessed needs; Fairhurst considers that in order for inset Service Centres to function as desired and deliver the required amount of housing, additional Green Belt release needs to be considered in the Seghill area. Also, the Plan is not justified, as the site: Land off front Street, Seghill is included within the Green Belt without the proper application of the evidence. In addition, through the inclusion of this Site within the Green Belt, Fairhurst consider that this is inconsistent with the NPPF Paragraph 85, and this will be demonstrated throughout this Statement.

2.0 Background

2.1. Grainger plc is currently in the ownership of an area of land at Seghill which they are promoting for housing development. The site is currently allocated as Green Belt within the Northumberland Core Strategy, and it is considered that this should be revised.

2.2. Previous representations submitted for this site include representations to the Core Strategy Issues and Options Consultation May 2012; Core Strategy Preferred Options Stage 2 (Housing, Employment and Green Belt) October 2013; Core Strategy Preferred Options Consultation February 2013; and the Core Strategy Full Draft Plan December 2014. Also submitted, were representations to the SHLAA in August 2008 and August 2014.

3.0 Purpose of Representations

3.1. These representations will show that the tests of soundness as set out in the NPPF Paragraph 182, have not been met. In order to meet these tests, these representations request the removal of the site Land off Front Street, Seghill (as seen in Appendix 1) from Figure 7.1 (Existing Green Belt in Northumberland).

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4.0 Representations

Service Centre Allocation 4.1. Fairhurst note that the Service Centres of Seaton Delaval/New Hartley/Seghill/Hollywell will be required to deliver 780 houses over the plan period. It is unclear however, where these houses will be built as these Service Centres are all ‘inset’ in the Green Belt with no additional Green Belt release proposed. The Northumberland Five Year Land Supply of Deliverable Sites 2011-2014 shows that there has been an undersupply of housing in the South East delivery area of 966 houses over the study period.

4.2. Therefore, when taking into account the under delivery of housing in Northumberland, Fairhurst consider that limited additional Green Belt release will be necessary if this allocation of new houses is to be achieved. In addition to this, Fairhurst consider that the ability of these Service Centres to undertake their role may be called into question without the potential to sustain services provided by new housing development. The Site, if developed for housing, would assist in the delivery of housing to meet the identified target, alongside safeguarding Seghill’s role as a Service Centre through the additional individuals attracted to the area. At present the latest SHLAA shows 9 sites in and around Seghill. 2 of these are deemed suitable for housing within 0-5 years, 1 suitable within 6-10 years, 1 uncertain and 5 discarded for housing. Of these, Fairhurst understand that the 2 sites deemed suitable for housing within 0-5 years have planning permission with an expected yield of 19 houses. It is therefore clear that if Seghill is to provide the housing required in the Core Strategy, then additional land will need to be made available.

4.3. Chapter 7 sets out the Council’s strategic policy approach to the Green Belt in Northumberland. Of note and as stated previously, the Council will not seek to release any Green Belt around Service Centres of Seaton Delaval/Seghill/New Hartley/Holywell. Fairhurst agree that in general, the Green Belt should be protected in order to prevent settlements merging; however there are sites which are currently allocated as Green Belt and could be released for housing without preventing the Green Belt from performing its important function. Fairhurst are aware of one such site, currently under the ownership of Grainger plc which can be considered as being

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‘deliverable’ as set out in the NPPF (hereafter referred to as ‘the Site’, as defined in the Site Plan in Appendix 1).

4.4. Footnote 11 of the NPPF regarding deliverability states: “To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable.” In line with the NPPF, Fairhurst consider that the Site is suitable, available and achievable:

4.5. Suitability: The Site is in a sustainable location: it is well located on the road network, cycle network and within a range of bus routes. Also, the Site is well located to schools and local services. In addition to this, there are no technical reasons why the site should not be allocated for housing development, as shown in the technical notes submitted alongside these representations.

4.6. Availability: The land is within the single freehold ownership of Grainger plc. Therefore, Fairhurst consider that the Site is readily available for residential development following a grant of planning permission. It is also considered that the development of the Site with no significant abnormal costs is viable.

4.7. Achievability: After a successful planning application, Fairhurst considers development of the Site as being achievable in the short term.

4.8. If removed from the Green belt, the Site would present a logical extension to the village of Seghill, rounding off the settlement.

Green Belt Assessment 4.9. Following the detailed assessments of Hexham, Morpeth, Ponteland and Prudhoe, the Green Belt review methodology was amended in 2013 in order to provide more detailed assessments of sites around Service Centres. Specifically, Step 6 of the review methodology sets out that detailed assessments of parcels of land within broad areas should be examined further.

4.10. The SHLAA identifies the Site as 4855 and this parcel of land is to the south of Seaton Burn only. However, the Green Belt Assessment 2015 (GBA) includes site 4855 within a much larger site, identified as CN11b; comprising land to the north and

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south of Seaton Burn. Fairhurst consider that in assessing the Site as part of CN11b, Step 6 of the review methodology has not been followed as a detailed assessment has not been achieved. In addition to this, by assessing the Site included as part of the larger CN11b site, the requirements of paragraph 85 of the NPPF have not been met. Paragraph 85 states:

When defining boundaries, local planning authorities should [inter alia]:

• ensure consistency with the Local Plan strategy for meeting identified requirements for sustainable development;

4.11. As identified, it is unclear where the additional housing allocation will be realised within the Service Centres of Seaton Delaval/New Hartley/Seghill/Hollywell and therefore consistency with the Local Plan strategy for meeting identified requirements for sustainable development has not been kept.

• not include land which it is unnecessary to keep permanently open;

4.12. Fairhurst consider that the Site is not required to be included in the Green Belt in order to maintain the Green Belt’s function.

• satisfy themselves that Green Belt boundaries will not need to be altered at the end of the development plan period;

4.13. If the Site remains in the Green Belt, it is unclear whether the Council can satisfy themselves that the Green Belt will not need further alteration prior to the end of the plan period.

• define boundaries clearly, using physical features that are readily recognisable and likely to be permanent.

4.14. Fairhurst consider that if the Site was removed from the Green Belt, then this would create a more logical, clear and permanent boundary using the physical feature of Seaton Burn and this would be in line with NPPF requirements for a permanent defensible boundary.

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4.15. Further to this, Paragraph 83 of the NPPF sets out that: “Local planning authorities with Green Belts in their area should establish Green Belt boundaries in their Local Plans which set the framework for Green Belt and settlement policy. Once established, Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan. At that time, authorities should consider the Green Belt boundaries having regard to their intended permanence in the long term, so that they should be capable of enduring beyond the plan period.”

4.16. Fairhurst consider that the current Green Belt boundary is illogical in its present incarnation; the more logical boundary would be along Seaton Burn as outlined previously. Therefore, in its present form, Fairhurst consider that the boundary is unlikely to endure beyond the plan period, contravening Paragraph 83 of the NPPF. In addition to this, Paragraph 84 of the NPPF sets out that development should be directed towards towns and villages inset in the Green Belt. However, it is unclear how this development will be achieved in Seghill due to limited housing sites, without logical release of Green Belt sites.

4.17. As stated previously, the SHLAA identifies the Site as 4855 and this parcel of land is to the south of Seaton Burn only. However, the Green Belt Assessment 2015 (GBA) includes site 4855 within a much larger site, identified as CN11b; comprising land to the north and south of Seaton Burn. The GBA identifies a number of issues with site CN11b in relation to the 5 purposes of including land in the Green Belt as set out in Paragraph 80 of the NPPF. However Fairhurst consider that had the GBA assessed the smaller site 4855 separately, then the issues identified would be resolved. These issues will now be discussed in turn:

• “A risk of leap-frog development from the Tyne and Wear conurbation and a risk of non compact development spreading from East Cramlington to the north and Seghill from the South East.” If the Site was developed for housing, there would be no chance of development spreading from East Cramlington as a large separation distance would be maintained. Development on the Site would present a logical extension to Seghill with a natural boundary of Seaton Burn, therefore not negatively impacting on the function of the Green Belt.

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• “There is high risk of merger between Cramlington (Hospital site east of the A189), East Cramlington and Seghill.” There would be no risk of merger between Cramlington, East Cramlington and Seghill if development on the Site were to go ahead with the Seaton Burn acting as the Green Belt boundary, and the integrity of the Green Belt would be maintained.

• “This LPA mostly comprises open agricultural land and there is a high risk of encroachment on the countryside.” Grainger PLC can confirm that the Site is not currently in agricultural use and due to the natural break of Seaton Burn, there is no potential for it to encroach onto the countryside and agricultural land.

• “High contribution to Green Belt purposes.” If the site was developed for housing, this would have no impact on the Green Belt and would create a logical ‘rounding off’ of the existing settlement at Seghill.

4.18. Please see the Landscape and Visual Review and Green Belt Discussion in Appendix 4 for further information.

4.19. In consideration of the above, if the Green Belt methodology was correctly applied, Fairhurst consider the site would not justify Green Belt allocation.

SHLAA Assessment 4.20. As stated previously, the Site was assessed in the SHLAA, but discounted. However, Fairhurst consider that the reasons for discounting the site can be overcome and these will each be addressed in turn:

• It is identified that the site should be developed away from the watercourse which is in flood zone 2/3, with the rest of site in flood zone 1. Fairhurst have undertaken a Flood Risk and Drainage Technical Note and it shows that the site is suitable for all types of developments. The Technical Note makes a number of recommendations to make development on the site acceptable in flood zone 2, and recommends that the area of the site within flood zone 3 should not be developed for housing. Any future development on the site would follow the recommendations contained within the Note in full. Please see the

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Strategic Masterplan which shows the number of dwellings which can be delivered despite the constraints (Appendix 5).

• The SHLAA states that a full transport assessment should be undertaken to establish full suitability of development. Fairhurst have produced a Transport Technical Note to assess the viability of the site and it shows that: overall the site is considered well located for residential development with capacity on the road network (Appendix 3). The Note states that although there are opportunities to improve the highway along Front Street, this shouldn’t be considered as an absolute necessity at this stage.

• Also, it is identified that a water and main public sewer cross the site. In order to show viability of housing development on the site. A Strategic Masterplan has been produced by Fairhurst and it shows that a housing layout can be achieved which overcomes these potential constraints. Please see the Strategic Masterplan (Appendix 5).

• A species/biodiversity assessment is required. Any ecology assessments required, will be produced and submitted alongside any future planning application on the site, with any recommendations followed in full.

5.0 Conclusion

5.1. Fairhurst consider that the Site should be removed from the Green Belt in order to ensure the soundness of the plan. The removal of the site from the Green Belt would facilitate the delivery of housing which is required of the Service Centres which are inset, over the Plan period. This is in line with paragraph 83 of the NPPF which sets out that “Green Belt boundaries should only be altered in exceptional circumstances, through the preparation or review of the Local Plan.” Through removing the site from the Green Belt, it would help alleviate the shortfall of housing across Northumberland alongside assist in the delivery of the additional housing required of Seghill in the emerging Core Strategy.

5.2. These representations have shown that the Site is deliverable for housing development and if it had been correctly assessed as a separate site in accordance

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with the NPPF, during the Green Belt Review, rather than as part of site CN11b, the reasons for including it in the Green Belt would no longer apply.

5.3. In addition, the work undertaken and submitted with these representations show that the reasons for discounting the Site within the SHLAA can be overcome.

5.4. Fairhurst therefore consider that the current iteration of the Plan does not meet the test of soundness as set out in the NPPF Paragraph 182, when considering its approach to Green Belt Policy (Chapter 7). Fairhurst therefore seeks an amendment to remove the site Land off Front Street, Seghill (as seen in Appendix 1) from Figure 7.1 (Existing Green Belt in Northumberland).

5.5. Specifically with regard to the tests of soundness set out in Paragraph 182 of the NPPF, Fairhurst consider that:

• The Plan is not based on a strategy which will meet objectively assessed needs; Fairhurst considers that in order for inset Service Centres to function as desired and achieve the required delivery of housing, additional Green Belt release should be considered in the Seaton Delaval/New Hartley/Seghill/Hollywell Service Centres; and

• The Plan is not justified, as the site: Land off Front Street, Seghill is included within the Green Belt without sufficient evidence.

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Appendix 1 – Site Plan

Project Title: Seghill Land Promotion Document Ref: D/I/D/112493/501

Appendix 2 – Flood Risk and Drainage Technical Note

Seghill, Northumberland

Flood Risk and Drainage Technical Note

November 2015

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

Contents

1 INTRODUCTION...... 1

2 DEVELOPMENT SITE ...... 2

3 SOURCES OF FLOOD RISK INFORMATION ...... 4

4 SURFACE WATER DRAINAGE...... 5

5 FOUL WATER DRAINAGE...... 8

6 CONCLUSION ...... 9

Appendix A: Site Layout Plan

Appendix B: Northumbrian Water Response DG5

Appendix C: Existing surface water discharge calculation

Appendix D: Micro Drainage Quick Storage Estimates

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

1 INTRODUCTION

Fairhurst were appointed by Grainger PLC to undertake a Flood Risk and Drainage Technical Note to show the viability of housing development at a site in Seghill, Northumberland. The proposed development location is shown in Figure 1.

The aim of this FRA and drainage technical note is to evaluate the viability of the site with regard to flood risk and drainage, and identify potential flood risk to and from the site. Fairhurst have carried out the following:

i. Assessment of the development potential of the site with regards to flood risk in line with the National Planning Policy Framework (NPPF) and Flood Risk and Coastal Change Planning Practice Guidance (PPG). ii. An assessment of the surface water runoff. iii. An assessment of the foul water flows

The site has the capacity for up to 175No residential properties with associated access roads and car parking on 5.0ha of existing greenfield land in the north of Seghill, Northumberland.

Railway

Seaton Burn

Site

Front Street

Seghill Rugby Club

Main Street/A190

Figure 1 - Site Location and Boundary

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

2 DEVELOPMENT SITE

2.1 Existing Site Conditions – General Background

The site is located in the northern area of Seghill which is situated approximately 3.5km south east of Cramlington in Northumberland. The approximate National Grid Reference for the site is NZ285746. The approximate post code for the site is NE23 7TQ.

The site is bounded by Front Street along the eastern boundary; beyond this is an existing residential development and Seghill Rugby Club. The western boundary is bounded by the Seaton Burn which runs along the entire western boundary. To the west of Seaton Burn are arable fields. To the south of the site is existing housing. An access track currently crosses the site, leading across the Seaton Burn and the unnamed watercourse to the north. This track then provides access into the fields to the west of the site. The site covers an area of 5.0ha and is currently undeveloped greenfield land.

2.1.1 Site Description

Gradients within the site generally fall from south to north. The levels in the south are approximately 45mAOD and fall to around 38mAOD in the middle section of the site. They then rise up to around 40mAOD towards the north and then back down the around 38mAOD in the far north section of the site. The site also falls slightly from east to west with the levels falling towards the Seaton Burn.

2.2 Existing Watercourses

The Northumberland County Council Level 1 SFRA, 2010, considers the Seaton Burn as a coastal stream being steep and having flashier flood events and a shorter response time. There are no existing open watercourses within the site. The nearest open watercourse is Seaton Burn located along the western boundary of the site. The Seaton Burn flows into the North Sea which is located approximately 5.6km to the east of the site. There is a unnamed tributary which confluences with the Seaton Burn approximately 350m upstream of the site. 950m upstream of the confluence is Seghill Reservoir which now is disused. Another tributary joins the Seaton Burn on the western boundary to the site.

2.3 Proposed Development

A potential site plan is outlined in Appendix A. The site has the capacity for up to 175No residential properties of varying configurations together with associated access roads, landscaping and car parking .

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

2.4 Historic Features

Historic mapping for the area has been examined from 1860 to 2014 in order to identify changes in land use on the site and throughout the catchment which may be relevant to flood risk. Stated in the Wansbeck and Blyth Catchment Flood Management Plan (CFMP), 2009, ‘The modelling carried out as part of the CFMP indicates that there is a high risk of flooding in specific areas along the Seaton Burn, particularly in Dudley…’. The route of the Seaton Burn has changed from 1860, over the years the Seaton Burn has migrated from west to east narrowing the segment of land between the Seaton Burn and Front Street. To the north east of the site Seghill Colliery was developed and Cramlington Colliery Railway was developed along the southern boundary and to the south of the development by 1896. By 1919 a sewage works (Seghill U.D.C) was situated in the southern section of the site between the railway and the Seaton Burn. This sewage works had been removed by 1938 and marsh land was left in its place. Allotments were dominating the southern section of the site and the railway along the south had also been removed. The number of allotments had reduced significantly by 1973 and residential developments along the northern boundary had taken place. The Seaton Burn had taken its current path by 1988 and the allotments had been removed completely. The railway running south of the development had been replaced with residential developments. The residential developments currently to the south of the site were developed between 1988 and 2014.

2.5 Water Company Northumbrian Water (NW), the sewerage operator in the region, is required by OFWAT to maintain a register of flooding incidents due to hydraulic capacity problems on the sewerage network. The DG5 register is a record of locations where customers have reported flooding from the sewerage network due to hydraulic capacity problems. Properties are placed on the register following investigations to determine the cause and risk of flooding. Properties are then placed on the appropriate register depending on the risk - not the number of occurrences of flooding. Northumbrian Water (NW) have been contacted and confirm that there are no sewer flooding incidents in the vicinity of the site recorded on their DG5 register (refer to Appendix B). The DG5 shows that there are two sewers flowing across the site from south east (Seghill RUFC) to the north west towards Seaton Valley Interceptor Sewer. This will impact on the proposed layout.

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

3 SOURCES OF FLOOD RISK INFORMATION

3.1 Environment Agency The Environment Agency (EA) Flood Map shows the land immediately adjacent to Seaton Burn is located in Flood Zone 3 which is land having a 1 in 100 or greater annual probability of river flooding (>1%), or a 1 in 200 or greater annual probability of flooding from the sea (>0.5%) in any year . Parts of the site are within Flood Zone 2 which is land having between a 1 in 100 and 1 in 1,000 annual probability of river flooding (1% – 0.1%), or between a 1 in 200 and 1 in 1,000 annual probability of sea flooding (0.5% – 0.1%) in any year.

Site

Seaton Burn

Main Street/A190

Figure 2 - Environmental Agency Flood Map

= Flooding from river or sea without defences during a 1 in 100 year event. = Additional flooding during an extreme event (1 in 1000 year event) = Location of development

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

4 SURFACE WATER DRAINAGE The majority of the site is within Flood Zone 1, therefore in accordance with the NPPF, the Flood Risk Assessment focuses on the management of surface water to ensure flood risk is not increased elsewhere. The surface water strategy for the site will be developed in accordance with The Building Regulations Part H. For the site it is expected that the surface runoff will discharge into the Seaton Burn and flow into the North Sea. 4.1 Existing Surface Water Runoff The site covers an area of approximately 5.0ha and is undeveloped greenfield land. The EA/DERFA R&D Technical Report W5-074 ‘Preliminary Rainfall Runoff Management for Developments’ states that for developments which are less than 50 ha in size the Institute of Hydrology Report 124 (IH124) ‘Flood Estimation for Small Catchments’ should be used to calculate the peak greenfield runoff rates. This advice is replicated in The SUDS Manual (CIRIA C697). The IH124 method uses the following equation to calculate greenfield runoff:

0.89 1.17 2.17 QBAR, rural = 0.00108 * AREA * SAAR * SOIL

Where:

3 QBAR, rural = Mean Annual Flood (m /s) AREA = Catchment Area (km 2) SAAR = Standard Average Annual Rainfall (mm) SOIL = Soil Index (from Wallingford Procedure Winter Rainfall Acceptance (WRAP) maps)

Technical Report W5-074 states that “Where developments are smaller than 50 ha the analysis for determining the peak greenfield discharge rate should use 50 ha in the formula and linearly interpolate the flow rate value based on the ratio of the development to 50 ha.” The greenfield runoff rate has been calculated on a ‘per hectare’ basis for a range of return periods. Table 5 summarises the results and the full calculations can be seen in Appendix C.

Table 5 – Greenfield runoff rates Greenfield Runoff Event Rate (l/s/ha) 1 in 1 year 4.1 QBAR 4.8 1 in 30 year 8.4 1 in 100 year 10.0

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

4.2 Proposed Surface Water Drainage The Building Regulations Part H sets out a hierarchy for the choice of discharge point for a rainwater system. In order of priority, the possibilities are given as: • an adequate soakaway or some other adequate infiltration system; or where that is not reasonably practicable, • a watercourse; or where that is not reasonably practicable, • a sewer.

A review of the Soilscapes website indicated that the superficial deposits are ‘ Slowly permeable seasonally wet slightly acid but base-rich loamy and clayey soils .’ It is therefore anticipated that the site will not be suitable for the use of infiltration drainage as a means of discharging surface water runoff arising from development. This is subject to a full ground investigation to determine the infiltration rates and seasonal variability of the groundwater level at the site. Following the Building Regulations hierarchy, surface water drainage will discharge into the Seaton Burn. A gravity piped network will be used to convey flows to the burn and to provide attenuation and storage of surface water flows to ensure that greenfield discharge rates are maintained post development. By maintaining existing discharge rates from the development to the watercourse, this will ensure there is no increase in flood risk as a consequence of the development. Existing runoff rates have been calculated in accordance with the EA/DERFA R&D Technical Report W5-074 ‘Preliminary Rainfall Runoff Management for Developments’; calculations can be seen in Appendix C. It has been assumed, based on our previous experience that 40% of the site will be developed into impermeable surfaces. Based on this assumption the development will create an impermeable area of 2.0ha. Table 6 summarises the allowable discharge rates based on the impermeable area:

Table 6 – Allowable discharge rates. Allowable Discharge Event Rate (l/s) 1 in 1 year 8.2 QBAR 9.6 1 in 30 year 16.8 1 in 100 year 20.0

To ensure that the proposed discharge rates can be achieved, it will be necessary to provide surface water attenuation within any development. The Environment Agency generally advises that a lifespan of 100 years should be used for residential developments. The Technical Guidance to the NPPF states that for the time period 2085 to 2115, peak rainfall intensity should be increased by 30% to account for the possible impacts of climate change.

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

Taking in to account the lifespan of any development and the anticipated increase in rainfall intensity due to climate change, an estimate of the likely storage volume has been calculated using the industry standard software, Micro Drainage. On the basis that development will result in the creation of 2.0ha of impermeable surfaces, approximately 1334m3 of storage will be required for events up to the 1 in 100 year return period with 30% increase in rainfall due to climate change (Appendix D). Regardless of which option is chosen, the hydraulic performance of the drainage network ensures that there will be no overland flooding within potential development up to and including the 1 in 30 year rainfall event inclusive of an allowance for climate change. The site will also be designed such that there is no flooding beyond the site during the 1 in 100 year rainfall event inclusive of an allowance for climate change. The SuDS Manual (CIRIA c697) details a wide range of drainage techniques some of which may be incorporated within the proposed drainage design. Some which may still be suitable for this site include: • green roofs; • rainwater harvesting; • pervious pavements, drives and car parking spaces (or any such area not offered for adoption by the Highway Authority);

The feasibility and suitability of each SuDS solution will be fully appraised at the Detailed Design stage of development. However, it is considered that the information provided demonstrates that feasible solution is available. This will ensure that flood risk will not increase on or off site as a result of future development.

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

5 FOUL WATER DRAINAGE

Foul flows from the outline development are calculated to be 8.1l/s, using the design flow rates for dwellings at 4000 litres per dwelling per day in accordance with Sewers for Adoption 7th Edition. Northumbrian Water will be contacted through a Pre-Development Enquiry at the detailed design stage to ascertain whether there is sufficient capacity within the foul/combined network in Seghill to accommodate potential foul flows from any future development.

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

6 CONCLUSION The Flood Risk Technical Note showing the viability of future housing development at the site in Seghill has been prepared in accordance with the NPPF and the Flood Risk and Coastal Change Planning Practice Guidance. The majority of the site is not within the Environment Agency’s indicative flood envelopes and is therefore classed as being within Flood Zone 1. Based on the compatibility of developments within each Flood Zone, set out within the Planning Practice Guidance, the site is suitable for all types of developments. Other parts of the site which are near to the Seaton Burn are within the Environment Agency’s indicative flood envelopes and are classed as being within Flood Zone 2 and 3. For the area within Flood Zone 3, it would be advised that no residential properties are located in this area. For the sections of the site that are within Flood Zone 2 it would be advised that residential properties are only in this area if work on the Seaton Burn was carried out to create a compensatory storage area which would reduce the volume of flooding onsite. Surface water runoff from any future development will be discharged into the Seaton Burn along the west of the site. A new drainage system will be installed which will attenuate the surface water and discharge at existing greenfield rates into the Seaton Burn. This will ensure there is no increase in offsite flood risk as a result of development. Surface water discharge will be attenuated on site to the existing rates of 16.8l/s, for events up to the 1 in 30 year and 20.0l/s up to the 1 in 100 year rate to ensure no increase in flood risk. Detailed appraisal and hydraulic assessment will be undertaken to provide a suitable surface water drainage solution for future development. The design can accommodate runoff from all events up to and including the 1 in 100 year event, inclusive of an allowance for climate change, without producing any flooding on site. The possible effects of climate change have been considered by acknowledging the requirement to make an allowance for increased rainfall in the calculation of the surface water discharge rates over the lifespan of the development in line with NPPF.

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

Appendix A Site Boundary

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

Appendix B Correspondence – NWL DG5 Record

DG BO DG

Waste Water - NWL Responsibility Private/Non NWL Proposed Water Network - Network Types Combined Combined Combined Distribution AB Asbestos Foul Foul Foul Treated Abandoned Surface Surface Surface Raw Out of Comm Treated Eff Trade Eff Fire Untreated Eff Watercourse Supply Overflow Private

User : BOWMS Date : 16/11/2015 09:38:59 Title : Map Sheet : NZ2874 Centre Point : 428601,574634 Paper / Scale : A3@1:5015 The material contained on this plot has been reproduced from an Ordnance Survey map with permission of the controller of H.M.S.O. Crown Copyright Reserved. Licence No. WU298506 The information shown on this plan should be regarded as approximate and is intended for guidance only. No Liability of any kind whatsoever is accepted by Northumbrian Water, it's servants or agents for any omission. The actual position of any water mains or sewers shown on the plan must be established by taking trial holes in all cases. In the case of water mains Northumbrian Water must be given two working days notice of their intention to excavate trial holes. Private connections are not shown but their presence should be anticipated. 50 m WARNING...Where indicated on the plan there could be abandoned asbestos cement materials or shards of pipe. If excavating in the vicinity of these abandoned asbestos cement materials, the appropriate Health & Safety precautions should be taken. Northumbrian Water accepts no liability in respect of claims, costs, losses or other liabilities which arise as the result of the presence of the pipes or any failure to take adequate precautions. Emergency Telephone Number: 0345 717 1100 Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

Appendix C Existing Surface Water Discharge Calculations

The EA/DERFA R&D Technical Report W5-074 ‘Preliminary Rainfall Runoff Management for Developments’ states that for developments which are less than 200 ha in size the Institute of Hydrology Report 124 (IH124) ‘Flood Estimation for Small Catchments’ should be used to calculate the peak greenfield runoff rates. The areas being considered are all less than 50 ha; Technical Report W5-074 provides the following advice for this scenario.

“Where developments are smaller than 50 ha the analysis for determining the peak greenfield discharge rate should use 50 ha in the formula and linearly interpolate the flow rate value based on the ratio of the development to 50 ha.”

This advice is replicated in The SUDS Manual (CIRIA C697).

As described above, the IH124 method uses the following equation to calculate greenfield runoff:

0.89 1.17 2.17 QBAR, rural = 0.00108 * AREA * SAAR * SOIL

3 Where: QBAR, rural = Mean Annual Flood (m /s) AREA = Catchment Area (km 2) SAAR = Standard Average Annual Rainfall (mm) SOIL = Soil Index (from Wallingford Procedure maps)

For the area of Northumberland, the SAAR is taken to be 750 mm and the SOIL value is 0.45. The site area is 5.0ha, and 2.0ha of this site is anticipated to be made impermeable as a result of the development. Regional Growth Factors have been obtained from Technical Report W5-074, which have been used to determine peak flows for a range of return periods.

0.89 1.17 2.17 For 50 ha QBAR, rural = 0.00108 * 0.50 * 750 * 0.45 = 0.238 m 3/s = 238 l/s

For 1.0 ha QBAR, rural = 238/50 = 4.8 l/s/ha

For 2.0 ha QBAR, rural = 4.8*2.0 = 9.6l/s

Greenfield Runoff Allowable Event Growth Factor Rate (l/s/ha) Discharge Rate (l/s) 1 in 1 year 0.85 4.1 8.2 Mean Annual Flood 1.00 4.8 9.6 1 in 30 year 1.74 8.4 16.8 1 in 100 year 2.08 10.0 20.0

Seghill, Northumberland – Flood Risk and Drainage Technical Note D/I/D/112493/01

Appendix D Micro Drainage Quick Storage Estimates

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DEVELOPMENT • WATER SERVICES • CDM COORDINATOR SERVICES Project Title: Seghill Land Promotion Document Ref: D/I/D/112493/501

Appendix 3 – Transport Technical Note

112493: Land North of Front Street, Seghill TECHNICAL NOTE Issue 1

1. INTRODUCTION

1.1 A residential development of approximately 175 dwellings is being considered on an area of undeveloped land north of Front Street in Seghill, as shown in Figure 1.1.

Figure 1.1 Site Location

Mineral Front Street Railway A189 Line

Site Mill Lane

Seghill Reid’s Lane

B1332 A190

A19

1.2 Seghill is a former mining village located on the western edge of Seaton Valley, east of the A189 and A19 strategic roads, and within easy reach of the northern edge of Tyneside. The village has a population of approximately 3,000 people living in mixed housing stock including modern and traditional private housing, former mining properties and other social housing. The village facilities include a first school, a community centre, post office, several shops and takeaways, a pub, recreation grounds, social clubs and two churches.

1.3 The purpose of this Technical Note is to present an in-principle assessment of the suitability of the site, in transportation terms, for a potential residential development of 175 dwellings.

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112493: Land North of Front Street, Seghill TECHNICAL NOTE Issue 1

2. LOCAL CONTEXT

Site & Surroundings 2.1 The site is shown in Figure 2.1 and comprises approximately 5.4 Ha of undeveloped pasture land and is bounded to the southeast by Front Street, to the southwest by a large residential property, to the northwest by the Seaton Burn and open agricultural land beyond and to the northeast by a northward extension of Front Street that serves a mix of light industrial premises and residential properties.

2.2 The site is currently accessed from two field gates on Front Street, as shown in Figure 2.1.

Figure 2.1 Site & Surroundings

N Seaton Burn

Site

Existing Field Access

Residential Property Front Street

A190

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112493: Land North of Front Street, Seghill TECHNICAL NOTE Issue 1

2.3 Reid’s Lane and Front Street together form the main access road ‘loop’ serving the northern part of Seghill (west of the mineral railway), which comprises a mix of residential properties, Seghill rugby club and adjacent recreation grounds, Atkinson House SEN school, a range of industrial premises and agricultural land north of the village.

2.4 Reid’s Lane forms the western section of the access road loop, running from the A190 to the Mill Lane junction, from where it becomes Front Street and continues along the northern fringes of the village before turning at the Atkinson House school site and running south to the A190.

2.5 Reid’s Lane and Front Street form a route of mixed character, although there are footways on at least one side and lighting throughout. To the southwest of the site the route is of variable width and includes traffic calming within the residential area. Along the frontage of the site, Front Street generally has a fairly narrow carriageway (4.3m to 5m) with a footway on the northwest side and a partial footway on the opposite side providing direct access to the existing residential properties. To the east of the site Front Street continues at variable carriageway width, serving industrial premises and residential properties, before running into a section of recently constructed highway on the bend around the Atkinson House school. From here Front Street becomes a more typical residential access road through the residential area north of the A190.

2.6 There are a number of accesses and junctions opposite the site including access to Seghill rugby club and recreation grounds and accesses to recent residential developments around Carrington Close and Meadow Close.

Front Street – Looking northeast along site frontage Front Street – Looking southwest along site frontage

Front Street – Looking northeast along footway on site frontage Front Street – Traffic calming chicane southwest of site

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112493: Land North of Front Street, Seghill TECHNICAL NOTE Issue 1

2.7 There is vehicular and pedestrian access to the main area of the village from Front Street via Barrass Avenue. This provides a good pedestrian route to local services and bus stops located on the A190 Station Road/ Main Street.

2.8 Front Street is adopted public highway over its full length, as shown in Figure 2.2.

2.9 There are local public rights of way, shown in Figure 2.3, that link Front Street to central Seghill (ref 300/190), Cramlington (ref 300/123) and the open land to the north (ref 300/127). Of these, only path ref 300/127 passes through the site, running north from Front Street through the site to a footbridge crossing of Seaton Burn. The public footpath through the built up area of the village (ref 300/190) is surfaced and lit.

Figure 2.2 Adopted Public Highway

Source: Northumberland County Council Adopted Highway Map

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112493: Land North of Front Street, Seghill TECHNICAL NOTE Issue 1

Figure 2.3 Public Rights of Way

Source: Northumberland County Council Public Rights of Way Map

PROW 300/123 – From Front Street Looking North West PROW 300/176 –From Front Street Looking South East

2.10 Front Street meets the A190 at three priority junctions within Seghill, shown on Figure 2.4, that are likely to be used by traffic travelling to/from the site:  A western simple priority junction (Reid’s Lane/A190) that would be used for journeys to/from the east.  A central priority junction (Barrass Avenue/A190) with ‘ghost island’ that is likely to be used by a proportion of traffic travelling to/from central Seghill and the east. This junction would also be used by traffic travelling south into North Tyneside and to the A19 south.

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112493: Land North of Front Street, Seghill TECHNICAL NOTE Issue 1

 An eastern priority junction (Front Street/A190) with narrow ‘ghost island’ that is likely to be used by a proportion of traffic travelling to/from central Seghill and the east.

Figure 2.4 Site & Surroundings

Front Street N

Mill Lane

Front Street Priority Junction

Barrass Avenue Priority Junction

B1322/A190 Mini Roundabout A190

Reid’s Lane Priority Junction B1322

2.11 Between the western and central Front Street junctions the A190 meets the B1322 Backworth Lane at a mini roundabout junction. Backworth Lane runs south from Seghill to Backworth and Shiremoor, also providing access to the A19 at the Killingworth Lane junction north of Backworth.

2.12 The A190 runs from a roundabout junction with the A189 in the west (see Figure 1.1), passing below the A19 then through the centre of the village and on to Seaton Delaval in the east. Within Seghill the A190 is subject to a 30mph speed limit and has footways and lighting. The A190 is the main bus route through the village, with a number of bus stops. Data from a permanent traffic counter on the A190 in eastern Seghill shows that in 2014 the route carried an average of around 11,300 vehicles per day (2-way) at this location. Traffic flows at this level would be expected to be within the capacity of the A190 through Seghill, assuming peak hour flows are likely to be in the order of 10% of the daily flow.

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112493: Land North of Front Street, Seghill TECHNICAL NOTE Issue 1

2.13 Many facilities of the village are located on the A190 and there are a number of pedestrian crossing points, including two signal controlled crossings. There is a traffic speed camera on the A190 to control traffic speeds within the village and also a barrier controlled level crossing of the mineral railway line.

Accessibility by Sustainable Transport 2.14 Seghill has a range of facilities, as shown in Figure 2.5, including:  Seghill First School (400m);  Atkinson House SEN school (675m)  Recreation ground, including sports pitches, hard courts (including multi use court), bowling green and associated facilities (150m);  Local shops (575m – 1.1km);  Local industry (400m);  Seghill Institute Community Centre (625m);  Netherfield House doctors surgery (850m);  Bus stops (550m); and  Pub (750m).

Note: the distances given are approximate distances from the centre of the site via likely walking routes.

Figure 2.5 Local Facilities

Durken Business Park and Industry Atkinson House N SEN school Recreation Ground Pub

Netherfield Site House doctors surgery Seghill Institute Community Centre

Nearest Local Shops Bus Stops Seghill First School

2.15 Overall there is a good range of facilities within the village and a wider range of facilities in the surrounding area, including a middle school, high school and wide range of local shops in Seaton Delaval 2.8km from the site. A more comprehensive range of facilities is available in the larger conurbations in the wider area, including Cramlington 3km to the northwest, Killingworth 3km to the southwest, Whitley Bay

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