WARD HOMWIVENHOE PARK ESTATE
DEVELOPMENT OFF HOLLY WAY, ELMSTEAD MARKET
HIGHWAYS, DRAINAGE AND UTILITIES POSITION STATEMENT
REPORT REF. P390-01 PROJECT NO. P390 JANUARY 2013 DEVELOPMENT OFF HOLLY WAY, ELMSTEAD MARKET
HIGHWAYS, DRAINAGE AND UTILITIES POSITION STATEMENT
Ardent Consulting Engineers 4A Diamond House 36/38 Hatton Garden LONDON EC1N 8EB Tel: 020 7430 1209 Fax: 020 7430 0318 [email protected]
REPORT REF. P390-01 PROJECT NO. P390 JANUARY 2013 DEVELOPMENT OFF HOLLY WAY, ELMSTEAD MARKET P390-01
Highways, Drainage and Utilities Position Statement January 2013
CONTENTS Page
1.0 INTRODUCTION 1
2.0 THE SITE 3
3.0 THE PROPOSED DEVELOPMENT 5
4.0 HIGHWAYS/TRANSPORT 6
5.0 FLOOD RISK AND SURFACE WATER DRAINAGE 19
6.0 FOUL WATER DRAINAGE 26
7.0 UTILITIES 28
8.0 SUMMARY AND CONCLUSIONS 34
APPENDICES
A Illustrative Layout Plan
B Public Sewer Record Plan
SAF/ss13498/P390/Reports (i) DEVELOPMENT OFF HOLLY WAY, ELMSTEAD MARKET P390-01
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DOCUMENT CONTROL SHEET
REV ISSUE PURPOSE AUTHOR REVIEWED APPROVED DATE
- 1st Draft Client Issue SAF/SJB SJB 19/12/12
- 2nd Draft Client Issue SAF/SJB SJB ARF 04/01/13
- Final Report SAF/SJB SJB ARF 07/01/13
SAF/ss13498/P390/Reports (ii) DEVELOPMENT OFF HOLLY WAY, ELMSTEAD MARKET P390-01
Highways, Drainage and Utilities Position Statement January 2013
1.0 INTRODUCTION
1.1 Ardent Consulting Engineers (ACE) has been appointed by Wivenhoe Park Estate to advise on highways/transport, flood risk, drainage and utility supply aspects associated with the proposed allocation of land off Holly Way, Elmstead Market, for residential development, community uses and public open space in the Tendring District proposed submission draft Local Plan.
1.2 Tendring District Council (TDC) is the local planning authority and Essex County Council (ECC) is the local highway authority.
1.3 The submission draft Local Plan refers to the site as Development off Holly Way, Elmstead Market. Policy KEY2 identifies that development proposals must meet the following specific requirements:
a) the principal point of vehicular access will be off Holly Way with pedestrian access only via Meadow Close;
b) the development shall deliver off-site traffic calming measures and a new pedestrian crossing across Colchester Road at the western end of the village;
c) the development will provide a new village hall at the northern end of the development with access via Holly Way, the specification of which will be agreed with Elmstead Parish Council; and
d) the development will set aside a minimum of 0.5 hectares of land as ‘green infrastructure’ that will incorporate allotments at the southern end of the site (to minimise visual impacts on existing properties in Meadow Way) and public open space alongside the new village hall to be transferred to Elmstead Parish Council for future management and maintenance, or suitable alternative management arrangements put in place to ensure long-term maintenance.
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Highways, Drainage and Utilities Position Statement January 2013
1.4 This Position Statement sets out baseline conditions and an assessment of the suitability of the site to deliver the development proposals set out in KEY2 associated with site access and accessibility by non-car modes, flood risk, drainage and utility infrastructure, and outlines opportunities for site provision.
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2.0 THE SITE
Site Location
2.1 The proposed allocation site is located on the western edge of the village of Elmstead Market, as shown at Plate 1.
Plate 1: Site Location
2.2 The outer boundary of the site is formed by open fields (with recent tree planting) to the north and west and residential development to the east and south.
Existing Site Use
2.3 The proposed allocation site has a total area of 3.1 hectares and is currently agricultural (arable) use.
Surrounding Area
2.4 The surrounding area is predominately residential and agricultural. There is a limited range of facilities within the village including a
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convenience store, one primary school (Elmstead Primary School) and one special school (Market Field School).
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3.0 THE PROPOSED DEVELOPMENT
3.1 The proposed allocation is for residential development, with community uses and public open space, as referred to earlier at paragraph 1.3.
3.2 This statement is supported by an indicative layout plan at Appendix A, which illustrates the potential layout of development.
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4.0 HIGHWAYS AND TRANSPORT
Strategic Highway Network
4.1 The site is well connected to the strategic highway network (see Plate 2). The A133 passes through the village and connects to Clacton-on-Sea circa 16km to the south-east and Colchester circa 6km to the west.
SITE
Plate 2: Strategic Highway Network
4.2 Within the village, the A133 connects to the A604 via a 3-arm signal controlled junction. This links to the A120, which in-turn provides a connection to Harwich to the east and the A12 to the west.
Local Highway Network
4.3 The highway network in the immediate vicinity of the site, at Holly Way and Meadow Close, is shown at Plates 3 and 4 respectively, with adopted highway shaded yellow.
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Plate 3: Adopted Highway at Holly Way
Plate 4: Adopted Highway at Meadow Close
Holly Way
4.4 Holly Way is a circa 6m wide single carriageway residential road with footways on both sides (see Plate 5), and is subject to a 30mph speed limit. This provision is comparable to a Feeder Road as defined by the Essex Design Guide (EDG), which can serve up to 400 dwellings as a link or loop, and 200 in a cul-de-sac.
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Plate 5: Holly Way
4.5 Holly Way effectively forms a loop with Lucerne Road, Wheatlands and Harvest Way, and connects to Church Road via a simple priority ‘T’ junction at its eastern end. Wheatlands connects to the A133 Colchester Road via Oatlands to the south-west of the ‘loop’. Therefore, these inter-connecting residential roads are accessed from two points on the wider network, and perform a link function.
4.6 The existing residential roads serve circa 300 homes and, therefore, an additional 100 homes could be served in accordance with guidance set out in the EDG.
4.7 North of Harvest Way, Holly Way becomes a cul-de-sac from which circa 80 homes are served, either direct from Holly Way or off Elmcroft. Therefore, up to an additional 100 homes could be served off an extension to Holly Way in accordance with EDG guidance.
4.8 Holly Way has no waiting restrictions, and most houses have off- street in-curtilage parking.
4.9 Elmcroft provides access to Elmstead Primary School. Some children are driven to/from the school and, as a result, it is understood that local roads can suffer short concentrated periods of congestion at the start (08:45) and end (15:15) of the school day due to on-street parking, as is the case with many primary schools.
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Meadow Close
4.10 Meadow Close is a circa 4.8m wide single carriageway residential road with footways on both sides (see Plate 6), and is subject to a 30mph speed limit. This provision is comparable to a Minor Access Road as defined by the EDG, which can serve up to 100 dwellings in a cul-de-sac.
Plate 6: Meadow Close
4.11 Meadow Close serves circa 40 homes and, therefore, an additional 60 homes could be served in accordance with guidance set out in the EDG.
4.12 Meadow Close has no waiting restrictions, and most houses have off-street in-curtilage parking.
Church Road
4.13 Church Road is a circa 4.5m wide single carriageway road with a footway on its east side only (see Plate 7), and is subject to a 30mph speed limit.
4.14 It connects to the A133 Colchester Road at its southern end via a priority ‘T’ junction, located at a slight stagger to School Road opposite. At its northern end, Church Road provides access to a
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farm and Elmstead Parish Church, with a private (gated) access road extending north.
Plate 7: Church Road
A133 Colchester Road
4.15 The A133 Colchester Road is a circa 6.7m wide single carriageway road, subject to a 30mph speed limit as it passes through the village and de-restricted (i.e. subject to the national speed limit 60mph for a single carriageway) either side (see Plate 8). It is designated a ‘Main Distributor Road’ in ECC’s Development Management Route Hierarchy, as it provides a strategic route between Colchester and Clacton-on-Sea. Given the nature of this route, large volumes of traffic use the A133 Colchester Road.
Plate 8: A133 Colchester Road
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4.16 The section of Colchester Road at the western end of the village is straight and observations suggest that eastbound vehicle speeds are high on entry into the village.
Proposed Site Access
4.17 Vehicular and pedestrian access to the site is proposed to be taken from an extension to Holly Way, with pedestrian access also taken via Meadow Close (see Plate 9). This is in-line with the site specific requirements set out in the submission draft Local Plan.
Vehicular Access
Pedestrian Access
Plate 9: Proposed Access
4.18 As identified above, Holly Way is comparable to an EDG defined Feeder Road, which can serve up to 400 dwellings as a link or loop, and 200 in a cul-de-sac. Given the connectivity of local residential roads and the existing number of homes served, it is calculated that up to an additional 100 homes could be served off an extension to Holly Way in accordance with guidance set out in the EDG. It is expected that the site allocation will deliver around 40 dwellings, which is well within this upper limit.
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4.19 It is forecast that 40 homes (as indicated on the plan included within Appendix A) would generate around 30 two-way vehicle movements in both the morning and evening peak hours, an average of one vehicle every two-minutes. Such increases in traffic would not unduly exacerbate existing short term congestion on local roads in the morning related to Elmstead Primary School, referred to earlier.
4.20 The proposed community uses, such as a village hall, sports playing field and allotments would predominantly attract trips from within the village and, therefore, many trips to these facilities would be made by foot or cycle, with some essential trips made by car. Given the nature of these uses, most trips would occur outside of the weekday morning and evening peak periods. The related vehicle trip attraction is therefore likely to be minimal when local roads are busiest.
4.21 The EDG advocates the placement of non-residential uses such as community halls, within or adjacent to residential areas to encourage trips other than the car.
4.22 It is anticipated that the site access road will extend from the end of Holly Way (see Plate 10) as a Minor Access Road (4.8m wide with footways) and change to a Minor Access Way (4.8m wide shared surface) where appropriate within the site.
Plate 10: End of Holly Way
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Potential Site Layout
4.23 The site layout will be designed with consideration given to both the EDG and the Manual for Streets (MfS), with the emphasis on reducing car dominance and keeping traffic speeds within the target of 20mph.
4.24 The EDG stipulates that a 4.8m wide Minor Access Road cul-de-sac can serve up to 100 dwellings. A 4.8m wide Minor Access Way shared surface can serve up to 50 dwellings as a loop or 25 in a cul- de-sac.
4.25 The EDG identifies that non-residential uses such as community halls may be located within a 20mph zone but must be served by a road.
Proposed Parking Provision
4.26 The proposed level of on-site parking for cars and bicycles would be provided in accordance with the Essex Parking Standards adopted by TDC.
Potential Off-site Highway Improvements
4.27 In accordance with the site specific requirements set out in TDC’s draft submission Local Plan, it is proposed that the development will deliver traffic calming measures and a new pedestrian crossing on the A133 Colchester Road at the western end of the village.
4.28 As identified above, Colchester Road is designated a ‘Main Distributor Road’ in ECC’s Route Hierarchy, where its function is to carry traffic safely and efficiently between major centres.
4.29 Essex Speed Management Policy states that the road’s status within the identified Functional Route Hierarchy should be considered in order to determine what measures may be used. It is anticipated
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that a traffic calming scheme incorporating some of the following measures would be appropriate:
addition of edge lining to make the road appear narrower by reducing the apparent available carriageway width;
painted speed limit roundels in the carriageway to reinforce the speed limit;
central refuge island(s) to give the effect of narrowing the carriageway;
provision of speed limit repeater signs to reinforce the speed limit; and/or
provision of vehicle activated speed signs (VAS).
4.30 In addition, the measures employed as part of the existing traffic calming ‘gateway’ to the village should be reviewed in line with current best practice guidance and opportunities to strengthen this considered.
4.31 The scheme of traffic calming will be subject to consultation and agreement with TDC and ECC.
4.32 The provision of a pedestrian crossing facility on Colchester Road will also aid traffic calming, and its type and location will be subject to consultation and agreement with TDC and ECC. It is anticipated that this would be either a pedestrian refuge island or signalised pelican crossing located just west of Oatlands to aid crossing movements between the residential area on the north side of the road and the westbound bus stop (see Plate 11 for potential location).
4.33 The new pedestrian crossing will also safeguard walk trips to Elmstead Primary School to/from the residential area south of Colchester Road. It is anticipated that such provision will encourage
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additional walk trips to the school, thereby reducing any short-term traffic congestion on local roads at the start and end of the school day.
Potential Crossing Location
Westbound Bus Stop
Plate 11: Possible Crossing Point
Pedestrian Facilities
4.34 Footways are present alongside most roads within the village, limited to one footway alongside few roads, including Church Road and School Road.
4.35 Crossing facilities on the A133 Colchester Road within the village are currently limited to a signalised pelican crossing east of the Church Road/School Road crossroads and an uncontrolled crossing at the A604 Bromley Road signals. There is currently no provision to assist crossing movements west of the crossroads, and it is therefore proposed that a new pedestrian crossing would be delivered as part of the development, as identified above.
4.36 Elmstead Primary School is located within a circa 300m (4-min) walk distance from centre of the site via Holly Way. A Spar convenience
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store is located on Colchester Road, a circa 600m (8-min) walk distance from the centre of the site via Meadow Close.
Cycle Facilities
4.37 National Cycle Network (NCN) Route 51 (Greenwich to Felixstowe) passes through the village, routing along School Road, Colchester Road and Bromley Road. This is an on-road route with no marked cycle lanes.
4.38 There is limited cycle route provision in the site locale, save for a cyclepath link between Lucerne Road and Church Road, however, cycling journeys are suitable on local quiet residential roads.
Public Transport
4.39 Elmstead Market is served by five bus routes. The 76 and 76X, operated by First, is most frequent with 15 services per weekday and 13 on Saturdays (approx. hourly daytime frequency). It provides a connection between Colchester and Clacton-on-Sea and routes through the village along the A133 Colchester Road, serving stops close to the junction with Oatlands (see Plate 12).
Plate 12: Westbound Bus Stop on Colchester Road
4.40 The 77, operated by New Horizon Travel, operates 7 services per weekday and on Saturdays. It also routes along the A133 Colchester
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Road, and connects to Colchester and Great Bentley. The 86, 109 and 702 are infrequent services of one or two buses per weekday.
4.41 The closest rail station is Alresford (a circa 4km travel distance from the site), on the Colchester to Walton-on-the-Naze line, operated by the Greater Anglia franchise. Hythe and Wivenhoe rail stations are a circa 4.7km travel distance from the site, both are on the same line as Arlesford, however, Wivenhoe is also served by trains on the London Liverpool Street to Clacton-on-Sea line. These stations have either none or very limited car parking.
4.42 Colchester rail station is located a 8km travel distance, this being accessible by bus (route no. 77) or car, with parking available at the dedicated 1358 space car park. Frequent services are available from Colchester station to London Liverpool Street, with connections also available to Ipswich and Norwich.
Summary
4.43 The proposed allocation site is well connected to the strategic highway network and located within a 6km drive of Colchester.
4.44 The site is located on the western edge of the village, within walking distance of local services (shops and primary school). It is also accessible by bus with stops located within a short walk of the site, and is therefore well located to take advantage of sustainable travel opportunities.
4.45 Vehicular and pedestrian access to the site is proposed to be taken from an extension to Holly Way, with pedestrian access also taken via Meadow Close, in-line with the submission draft Local Plan.
4.46 Guidance in the EDG allows an additional 100 homes to be served off an extension to Holly Way. It is expected that the site allocation will deliver around 40 dwellings, which is well within this upper limit.
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4.47 It is forecast that 40 homes would generate around 30 two-way vehicle movements in both the morning and evening peak hours. The community uses would predominantly attract trips from within the village with many trips made by foot or cycle, with some essential trips made by car normally outside of the peak hours.
4.48 Such increases in traffic would not unduly exacerbate existing short term congestion on local roads in the morning related to Elmstead Primary School.
4.49 The provision of a new pedestrian crossing and traffic calming measures on Colchester Road required by TDC as part in association with the allocation of the land for development is deliverable and will aid crossing movements between the residential area on the north side of Colchester Road and the westbound bus stop, and between the residential area south of Colchester Road and Elmstead Primary School. It is anticipated that such provision will encourage additional walk trips to the school, thereby reducing any short-term traffic congestion at the start and end of the school day.
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5.0 FLOOD RISK AND SURFACE WATER DRAINAGE
Flood Risk
5.1 From a review of the Environment Agency’s mapping, the site is not shown to lie within the indicative undefended floodplain of any designated main river/watercourse and is therefore considered to be at a low risk of flooding, as defined by the latest legislation (National Planning Policy Framework – NPPF, published in March 2012). An extract of the Environment Agency’s indicative floodplain mapping is shown in Plate 13 below:
Plate 13: Indicative Floodplain Mapping
5.2 Sites which are deemed to be at a low probability of flooding are described as land having less than 1 in 1,000 annual probability of river or tidal flooding and classified as a Flood Risk Zone 1 site.
5.3 Consultation with the Environment Agency’s Anglian Region Eastern Area Office has also confirmed that the site is considered to be situated within a Flood Risk Zone 1 area.
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5.4 The NPPF uses the concept of sequential testing and risk based approach to flood risk and development. The sequential test aims to steer new development to areas with the lowest probability of flooding (i.e. Flood Risk Zone 1). Referring to Table 2 contained within the NPPF classifies residential schemes as a ‘more vulnerable’ land class usage, in terms of flood risk:
5.5 Table 3 within the NPPF however, determines that a residential scheme within a Flood Risk Zone 1 area is an appropriate form of development in this site’s particular location:
5.6 Should a planning application for the site be forthcoming, the submission will need to be supported by a site-specific Flood Risk Assessment (FRA), assuming the red-line boundary area exceeds one hectare, otherwise a default objection will be raised by the Local Planning Authority.
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5.7 The FRA report will be able to confirm that:
i. The development scheme is at a low risk of flooding; ii. The development scheme and its occupants will not be at an increased risk of flooding; iii. The development scheme will not increase the risk of flooding elsewhere; and iv. The development scheme can be drained in a sustainable manner.
Surface Water Drainage
5.8 The Drainage Authority for the area is Anglian Water and a copy of the public sewer record plan has been obtained and provided in Appendix B of this report for further reference.
5.9 The record plan illustrates that there are foul and surface water public sewers located to the south of the site (within Meadow Close) and also to the east (within Holly Way).
Site
Plate 14: Extract of Public Sewer Record Plans
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5.10 The public sewer record plan also illustrates that there is a surface water public sewer which passes through the south-east corner of the site. The illustrative layout plan contained within Appendix A has been respectfully designed to accommodate the alignment of the existing sewer to secure its retention.
5.11 In devising an appropriate surface water drainage strategy, the use of infiltration drainage techniques has also been considered which would seek to convey the surface water run-off to the underlying soil, providing suitable ground conditions exist.
5.12 Borehole records in the site’s vicinity suggest that the underlying soil stratum comprises sand and gravel which can potentially, support the use of infiltration drainage techniques. Soil investigations will therefore be undertaken to confirm the soil’s suitability.
5.13 Based on the existing site’s natural soil characteristics and sloping topography which falls from the north to the southern boundary, it is anticipated that surface water run-off from the development scheme can be limited to a commensurate greenfield run-off rate that is associated with the undeveloped land. Surface water run-off will be restricted at source, at the site’s southern boundary and connected into the nearby surface water public sewer, in agreement with Anglian Water.
5.14 A surface water connection consent will be sought from Anglian Water under S106 of the Water Industry Act 1991 and a requisition secured for any works required at the site’s boundary.
5.15 Greenfield run-off simulations have been prepared (based on a development boundary of 3.1 hectares) and the post-development discharge rate will be limited to a flow in the region of 10.1
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litres/sec, when subjected to a 1:30 year design event, as illustrated below:
Plate 15: Greenfield Run-off Simulation
5.16 To dispose of the surface water run-off, it is anticipated that a sustainable urban drainage system (SuDS) will seek to convey flows from the northern portion of the site, in a southerly direction towards the site’s boundary with Meadow Close. Flows will be limited to a commensurate greenfield rate at the site’s boundary and the excess volume of surface water attenuated on-site.
5.17 Based on the current boundary of 3.1 hectares and an associated impermeable area of 0.92 hectares (30%) for the development scheme, preliminary attenuation simulations predict that in the region of 409 to 565m3 of storage will be required to withstand the impact of a 1:100 year rainfall event (including an allowance for any potential climate change impact), as per the guidance stated within the NPPF document. The volumes stated could be significantly reduced if the soil conditions are able to support the use of infiltration drainage techniques.
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Plate 16: Storage Assessment
5.18 The form of SuDS could comprise utilisation of basins/ponds, filter strips and swales, infiltration drainage techniques (subject to soil investigation), permeable surfaces, geo-cellular modular attenuation units and over-sized pipes/culverts.
5.19 To attenuate the residential scheme’s surface water run-off, it is anticipated that a detention basin will be provided in the vicinity of the site’s southern façade to receive additional surface water run-off during periods of intense rainfall. The proposed drainage strategy will be hydraulically modelled to ensure the network of sewers and storage devices can withstand the impact of a 1:100 year rainfall event (including an additional 30% as an allowance for climate change).
5.20 The SuDS proposals will also be complimented by the use of permeable paving construction in areas of parking courtyards etc. to delay the rate of inundation to the site’s drainage network downstream.
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5.21 The drainage assessment is considered preliminary at this stage. Upon finalisation of the development proposals, the design parameters (including the recalculation of the post-development discharge rate and attenuation provision) should be reviewed to ensure the SuDS strategy is efficient and economical.
5.22 Based on the site’s natural sloping topography suggests that a gravity draining system can be provided without requiring any significant earthworks regrading to accommodate the drainage proposals.
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6.0 FOUL WATER DRAINAGE
6.1 The public sewer record plan illustrates that there is an existing foul water public sewer located to the south of the site, within Meadow Close, as illustrated below:
Site
Plate 17: Location of Pumping Station
6.2 Based on the site’s existing sloping topography, it is anticipated at this initial stage that a gravity draining system can be provided without requiring a major bulk earthworks strategy being carried out or a pumping station being installed.
6.3 In view of the outfall’s location, it is anticipated that a gravity draining network will be provided across the site which conveys flows towards the site’s southern boundary with Meadow Close and connects into the existing public sewer network which serves the surrounding residential properties.
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6.4 The foul water flows associated with the development scheme will be negligible and estimated to generate a peak flow in the region of 2 litres/sec.
6.5 Consent to connect will be obtained under S106 of the Water Industry Act 1991 prior to commencement of the works with the potential requirement to requisition the connection (under Section 98 of the WIA 1991) in the vicinity of the southern boundary.
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7.0 UTILITIES
7.1 To identify the potential for the site to be served by services and extent of any necessary diversion works, asset record plans were obtained from a range of utility companies with plant in the area. These supplies included the provision of gas, water supply, electricity and telecommunications.
7.2 Furthermore, the Linesearch database has also been referred to, which confirmed that the following companies are not in the “Zone of Interest” and remain unaffected by the development proposals:
Plate 18: Linesearch Results
Water Supply
7.3 The asset record plans have been obtained from Affinity Water which illustrate the presence of a potable water supply network present in close proximity to the site’s boundary (as illustrated in Plate 19 on the following page).
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Plate 19: Existing Water Supply Network
7.4 The record plan confirms that there is a 4” distribution main located to the south of the site, within Meadow Close and to the north-east of the site within Holly Way.
7.5 It is anticipated that the existing network will be extended (in consultation with Affinity Water) from these locations into the site and provide the development site with a potable water supply. Affinity Water has confirmed that the development scheme can be served without requiring any off-site reinforcement/improvement works.
Telecommunications and Cable Supply
7.6 Openreach BT’s asset mapping records illustrates the presence of plant within highways of Meadow Close and Holly Way which serves these residential properties.
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7.7 There is an existing joint box in close proximity to the site’s southern boundary (see below) and it is anticipated that the network could be extended to serve the development, subject to detailed discussions with Openreach BT in the future.
Site
Plate 20: Existing Openreach BT Plant
7.8 Virgin Media, Viatel, Cable & Wireless, Colt, TATA, KPN and Instalcom (on behalf of Level3, Global Crossing (UK), Global Crossing PEC Fibernet UK and Fiberspan) have all confirmed that they do not have any apparatus in the area.
Electricity Supply
7.9 UK Power Network’s asset mapping records illustrates the presence of an existing electricity supply network which serves the residential properties associated with Holly Way and Meadow Close.
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Highways, Drainage and Utilities Position Statement January 2013
7.10 Discussions have also been held recently with UK Power Networks and identified that the development scheme can be served from the existing sub-station located within Thatchers Drive, identified below:
Site
Plate 21: Existing Electricity Supply
7.11 No major diversion works are anticipated as a result of the development’s implementation.
7.12 In addition to the above, ESP Gas Group Ltd has also confirmed that they do not have any gas or electricity apparatus in the immediate vicinity of the site.
Gas Supply
7.13 National Grid’s asset mapping records illustrates the presence of existing 63mm diameter polyethylene low pressure gas mains which
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Highways, Drainage and Utilities Position Statement January 2013
run within the highways of Meadow Close and Holly Way, in close proximity to the site’s boundary.
7.14 No diversionary or protection works are anticipated to accommodate the development’s proposed vehicular access. The scheme’s proposals have also been discussed with GTC who confirmed that the site can be served without requiring any significant off-site improvement works being required and it is anticipated that the low pressure mains network can merely be extended from the current plant located within the footways of Holly Way.
Site
Plate 22: Existing Gas Supply Main
7.15 Envoy has also confirmed on behalf of Independent Pipelines, Independent Power Networks, Quadrant Pipelines, Independent Fibre Networks, Independent Water Networks and Independent
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Highways, Drainage and Utilities Position Statement January 2013
Heating, that there is no plant within the immediate vicinity of the site.
7.16 In addition to the above, ESP Gas Group Ltd has also confirmed that they do not have any gas or electricity apparatus in the immediate vicinity of the site.
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Highways, Drainage and Utilities Position Statement January 2013
8.0 SUMMARY AND CONCLUSIONS
8.1 This statement reviews the highways/transport, flood risk, drainage and utility supply aspects associated with the proposed allocation of land off Holly Way, Elmstead Market, for residential development, community uses and public open space as proposed by Policy KEY2 in the Tendring District proposed submission draft Local Plan.
Highways and Transport
8.2 The proposed allocation site is well connected to the strategic highway network and located within a 6km drive of Colchester.
8.3 The site is located on the western edge of the village, within walking distance of local services (shops and primary school). It is also accessible by bus with stops located within a short walk of the site, and is therefore well located to take advantage of sustainable travel opportunities.
8.4 Vehicular and pedestrian access to the site is proposed to be taken from an extension to Holly Way, with pedestrian access also taken via Meadow Close, in-line with the submission draft Local Plan.
8.5 Guidance in the EDG allows an additional 100 homes to be served off an extension to Holly Way. It is expected that the site allocation will deliver around 40 dwellings, which is well within this upper limit.
8.6 It is forecast that 40 homes would generate around 30 two-way vehicle movements in both the morning and evening peak hours. The community uses would predominantly attract trips from within the village with many trips made by foot or cycle, with some essential trips made by car normally outside of the peak hours.
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Highways, Drainage and Utilities Position Statement January 2013
8.7 Such increases in traffic would not unduly exacerbate existing short term congestion on local roads in the morning related to Elmstead Primary School.
8.8 The provision of a new pedestrian crossing and traffic calming measures on Colchester Road will aid crossing movements between the residential area on the north side of Colchester Road and the westbound bus stop, and between the residential area south of Colchester Road and Elmstead Primary School. It is anticipated that such provision will encourage additional walk trips to the school, thereby reducing any short-term traffic congestion at the start and end of the school day.
8.9 Against this background it is considered that the proposed development can comfortably be accommodated on the local highway network without resulting in further traffic congestion or highway safety issues. The site is in a sustainable location in accessibility terms to link by pedestrian or cycle to local facilities and public transport for trips to larger urban settlements. The proposed development also provides the opportunity to implement traffic calming measures and a pedestrian crossing to the A133 to improve linkages across this busy main road where traffic speeds are perceived to be in excess of the legal limit in the interests of highway and pedestrian safety, to the benefit of the local community.
8.10 The Environment Agency has confirmed that the site is situated within a Flood Risk Zone 1 area at a low risk of flooding, and a residential scheme is therefore considered to be an appropriate form of development in this particular location.
8.11 A SuDS strategy which will comply with the requirements of the NPPF can be provided to accommodate the surface water run-off generated by the proposed development scheme. Proposals will
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include the provision of an off-line detention basin and permeable paving to accommodate the surplus volumes generated by a 1:100 year rainfall event (including an allowance for any potential climate change impact).
8.12 SuDS proposals will be provided in consultation with the relevant authorities (including SuDS Approval Body if in existence) to ensure the strategy complies with the necessary policy requirements.
8.13 Any future planning application will be accompanied by a site- specific Flood Risk Assessment to comply with the requirements of the NPPF.
8.14 Consultation with the relevant Statutory Undertakers has established that there are water supply, gas, electricity and telecommunication networks in close proximity to the site’s boundary which can potentially serve the development scheme.
8.15 In light of the findings of this assessment with respect to highways, flood risk, drainage and utilities, it is concluded that there are no over-riding constraints and the site represents an entirely appropriate allocation for development with the opportunity to provide for important highway and pedestrian safety improvements as part of the development.
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SAF/ss13498/P390/Reports Appendix A
Illustrative Layout Plan
Appendix B
Public Sewer Record Plan Ordnance Survey Mapping © Crown Copyright 1000018507 Date: 21/11/12 Scale: 1:1000 Map Centre: 605843,224785 Data updated: 01/08/12 Our Ref: 46297 - 1 Wastewater Plan A1
This plan is provided by Anglian Water pursuant to its obligations under the Water Industry Act 1991 sections 198 or 199. It must be used in conjunction with Foul Sewer [email protected] any search results attached. The information on this plan is based on data currently recorded but the position must be regarded as approximate. Service pipes, Outfall private sewers and drains, and former private sewers and drains transferred to Anglian Water on or after 1 October 2011 are generally not shown. Users of this Surface Sewer (Colour denotes effluent type) map are strongly advised to commission their own survey of the area shown on the plan before carrying out any works. The actual position of all apparatus Combined Sewer P390 MUST be established by trial holes. No liability whatsoever, including liability for negligence, is accepted by Anglian Water for any error or inaccuracy or Inlet omission, including the failure to accurately record, or record at all, the location of any water main, discharge pipe, sewer or drain or disposal main or any item Final Effluent (Colour denotes effluent type) of apparatus. This information is valid for the date printed. The plan is produced by Anglian Water Services Limited from Ordnance Survey © Crown Copyright, Rising Main Manhole 100018507. This map is to be used for the purposes of viewing the location of Anglian Water infrastructure only. Any other use of the map data or further (Colour denotes effluent type) (Colour denotes effluent type) copies are not permitted. This notice is not intended to exclude or restrict liability for death or personal injury resulting from negligence. Private Sewer Sewage Treatment Works (Colour denotes effluent type) Decommissioned Sewer Pumping Station (Colour denotes effluent type) Ref.%20P390 Manhole Reference Easting Northing Liquid Type Cover Level Invert Level Depth to Invert Manhole Reference Easting Northing Liquid Type Cover Level Invert Level Depth to Invert Manhole Reference Easting Northing Liquid Type Cover Level Invert Level Depth to Invert Manhole Reference Easting Northing Liquid Type Cover Level Invert Level Depth to Invert
0501 606051 224566 F 32.922 29.732 3.19 8655 605822 224647 S -99 -99 -99 0601 606066 224647 F 33.175 31.135 2.04 8656 605813 224617 S -99 -99 -99 0602 606022 224653 F 33.221 31.351 1.87 8752 605834 224737 S -99 -99 -99 0701 606028 224706 F 33.378 31.818 1.56 8753 605889 224727 S -99 -99 -99 0801 606031 224866 F 33.37 31.69 1.68 8754 605895 224768 S -99 -99 -99 0802 606041 224873 F 33.4 31.767 1.633 8755 605894 224785 S -99 -99 -99 0803 606049 224877 F 33.25 31.827 1.423 8851 605891 224817 S -99 -99 -99 1501 606147 224546 F 32.648 29.468 3.18 8852 605882 224860 S -99 -99 -99 1601 606185 224648 F 33.184 30.724 2.46 8951 605874 224902 S -99 -99 -99 1602 606160 224657 F 33.421 30.821 2.6 8952 605893 224965 S -99 -99 -99 1603 606181 224699 F 32.984 32.46 0.524 8953 605847 224956 S -99 -99 -99 1604 606140 224647 F 33.243 30.883 2.36 9551 605910 224573 S -99 -99 -99 1605 606120 224643 F 33.128 30.938 2.19 9552 605914 224523 S -99 -99 -99 1701 606110 224796 F 33.066 32.156 0.91 9553 605912 224549 S -99 -99 -99 1703 606197 224775 F 32.979 31.699 1.28 9651 605983 224669 S -99 -99 -99 1704 606193 224746 F 32.819 31.919 0.9 9751 605977 224749 S -99 -99 -99 1801 606195 224815 F 33.253 31.403 1.85 9851 605968 224836 S -99 -99 -99 1802 606180 224830 F 33.448 31.658 1.79 9852 605958 224859 S -99 -99 -99 1803 606162 224819 F 33.371 31.791 1.58 9853 605954 224883 S -99 -99 -99 2502 606232 224549 F 32.525 30.065 2.46 9854 605958 224888 S -99 -99 -99 2604 606221 224645 F 32.932 30.632 2.3 9855 605955 224825 S -99 -99 -99 2803 606236 224824 F 33.087 31.317 1.77 9856 605969 224892 S -99 -99 -99 2804 606227 224815 F 33.192 31.342 1.85 9951 605947 224916 S -99 -99 -99 2805 606212 224817 F 33.267 31.357 1.91 9952 605942 224937 S -99 -99 -99 7501 605738 224572 F -99 -99 -99 9953 605923 224963 S -99 -99 -99 7503 605784 224530 F -99 -99 -99 7504 605783 224543 F -99 -99 -99 7602 605771 224664 F -99 31.42 -99 7603 605744 224656 F -99 31.605 -99 7605 605772 224690 F -99 31.674 -99 8501 605890 224577 F -99 -99 -99 8502 605854 224575 F -99 -99 -99 8503 605809 224575 F -99 -99 -99 8504 605859 224527 F -99 -99 -99 8601 605811 224621 F -99 -99 -99 8602 605829 224680 F -99 -99 -99 8603 605876 224682 F -99 -99 -99 8604 605876 224689 F -99 -99 -99 8605 605819 224650 F -99 30.741 -99 8606 605813 224652 F -99 31.133 -99 8701 605891 224754 F -99 -99 -99 8801 605898 224835 F -99 -99 -99 8901 605894 224972 F -99 -99 -99 8902 605889 224992 F -99 -99 -99 9501 605980 224580 F -99 -99 -99 9503 605923 224531 F -99 -99 -99 9505 605922 224547 F -99 -99 -99 9601 605946 224676 F -99 -99 -99 9602 605979 224663 F -99 -99 -99 9701 605900 224782 F -99 -99 -99 9801 605900 224811 F -99 -99 -99 9802 605918 224839 F -99 -99 -99 9803 605928 224845 F -99 -99 -99 9804 605948 224848 F -99 -99 -99 9805 605967 224843 F -99 -99 -99 9806 605986 224851 F -99 -99 -99 9807 605917 224890 F -99 -99 -99 9901 605907 224956 F -99 -99 -99 9902 605956 224902 F -99 -99 -99 9903 605946 224935 F -99 -99 -99 9904 605935 224970 F -99 -99 -99 0651 606004 224664 S 33.03 31.78 1.25 0652 606014 224669 S 33.047 31.647 1.4 0653 606026 224662 S 33.22 31.72 1.5 0751 606018 224790 S 33.115 30.955 2.16 0752 606020 224777 S 33.27 31.21 2.06 0753 606006 224719 S 33.05 31.4 1.65 0754 606020 224707 S 33.279 31.479 1.8 0755 606040 224781 S 33.281 30.981 2.3 0756 606097 224787 S 33.264 31.104 2.16 0851 606083 224882 S 33.3 31.897 1.403 0852 606095 224856 S 33.1 32.094 1.006 0951 606014 224908 S -99 -99 -99 0952 606053 224932 S -99 -99 -99 0953 606065 224922 S -99 -99 -99 0954 606000 224904 S -99 -99 -99 1651 606105 224650 S 32.926 32.066 0.86 1652 606165 224680 S 33.025 31.915 1.11 1653 606137 224654 S 33.035 32.075 0.96 1751 606118 224742 S 33.086 31.336 1.75 1752 606186 224779 S 33.013 31.463 1.55 1753 606184 224753 S 32.72 31.54 1.18 1754 606173 224709 S 32.96 31.76 1.2 1851 606163 224818 S 33.29 31.27 2.02 1852 606180 224823 S 33.358 31.328 2.03 2851 606212 224827 S 33.321 31.421 1.9 2852 606245 224823 S 33.112 31.542 1.57 7551 605735 224559 S -99 -99 -99 7552 605766 224565 S -99 -99 2.6 7553 605796 224523 S -99 -99 -99 7554 605733 224576 S -99 -99 -99 7555 605764 224577 S -99 -99 -99 7651 605769 224608 S -99 -99 -99 7652 605741 224653 S -99 -99 -99 7653 605773 224688 S -99 -99 -99 7654 605773 224661 S -99 -99 -99 8551 605825 224568 S -99 -99 -99 8552 605848 224566 S -99 -99 -99 8553 605850 224551 S -99 -99 -99 8554 605849 224540 S -99 -99 -99 8559 605813 224597 S -99 -99 -99 8651 605807 224634 S -99 -99 -99 8652 605819 224682 S -99 -99 -99 8653 605881 224681 S -99 -99 -99 8654 605811 224649 S -99 -99 -99