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Flood Risk Assessment for Planning November 2019

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Flood Risk Assessment for Planning November 2019 V3.0 251119 Flood Risk Assessment for Planning Prepared for: Mr and Mrs Coppen-Gardner Location: Halls Farm November 2019 Ash Lane Silchester Reading Our reference: Berkshire 88068-CoppenGardner-HallsFarm v3.0 RG7 2NH Commercial in Confidence Page 1 of 25 V3.0 251119 Document Issue Record Project: Flood Risk Assessment for Planning Client: Mr and Mrs Coppen-Gardner Location: Halls Farm, Ash Lane, Silchester, Reading, Berkshire RG7 2NH Application: Replacement of stables and other ancillary buildings with the erection of a four bed dwelling house and car port with associated parking, landscaping and private amenity space Our reference: 88068-CoppenGardner-HallsFarm Version: v3.0 051119 Lead Consultant: Mr Edward Bouët, Ms Jackie Stone Amended: Mr Edward Bouët Authorisation: Mrs Emma Jeffery This report (including any enclosures and attachments) has been prepared for the exclusive use and benefit of the commissioning party and solely for the purpose for which it is provided. Unless we provide express prior written consent, no part of this report should be reproduced, distributed or communicated to any third party. We do not accept any liability if this report is used for an alternative purpose from which it is intended, nor to any third party in respect of this report. Any data and information provided by third parties and referred to herein has not been checked or verified by us unless otherwise expressly stated within this report. This report was checked and approved on the date it was issued and is therefore valid on this date. Understanding, circumstances, regulations and professional standards do change, which could subsequently affect the validity of this report. Southpoint, Old Brighton Road, Gatwick, West Sussex, RH11 0PR +44 (0) 1293 214 444 www.unda.co.uk Commercial in Confidence Page 2 of 25 V3.0 251119 Key Facts Flood Risk Posed: Site is within Flood Zones 3a, 2 and 1. Fluvial risk from the Silchester Brook. Product 4 data has been provided by the EA (Ref: THM_151597). Comparison of the modelled 1:100 year flood level with allowance for climate change (66.11mAOD) with topographic site levels (65.17m AOD – 68.28m AOD) confirms that the site is partially below the design flood level. Records of historical flooding in the area September 1992. Risk of pluvial flooding would appear to be “Very Low” to “Low”. The site is not located upstream or within a designated Critical Drainage Area. Risk of groundwater and sewer surcharge flooding would appear to be low. Flood Risk Management: Development will not take place within 8m of a main river. A Flood Risk Activity Permit will therefore not be required. All proposed new buildings are located outside of Flood Zone 3, and on land above the modelled 1:100 year flood level with allowance for climate change (+70%). There will be no loss of fluvial flood storage within Flood Zone 3, or below the 1:100 year (+70%) allowance for climate change flood level. The site is not located within an EA flood warning area. Flood proofing of the buildings will be incorporated as appropriate. Dry, safe escape can be provided from the site to an area entirely outside of Flood Zones 2 and 3, as per the technical requirements of the NPPF. Assuming accordance with these flood risk management measures, Unda Consulting Limited consider the proposed application to be suitable in flood risk terms. Commercial in Confidence Page 3 of 25 V3.0 251119 Introduction Unda Consulting Limited have been appointed by Mr and Mrs Coppen-Gardner (hereinafter referred to as “the applicant”) to undertake a Site Specific Flood Risk Assessment (FRA) for Planning at Halls Farm, Ash Lane, Silchester, Reading, Berkshire RG7 2NH (hereinafter referred to as “the site”). The FRA has been undertaken in accordance with the National Planning Policy Framework (NPPF) July 2018 and the associated technical guidance. The site appears to be located within Flood Zones 1, 2 and 3a as defined by the Environment Agency (EA) on their Flood Map for Planning. Under the National Planning Policy Framework (NPPF), a FRA is required if a proposed development: includes building or engineering works in Flood Zone 2 or 3; includes building or engineering works on land classified by the Environment Agency as having critical drainage problem; changes the use of land or buildings in a location at risk of flooding from rivers or the sea, or with critical drainage problems; changes the use of land or buildings in a way that increases the flood vulnerability of the development where it may be subject to other sources of flooding; is larger than 1 hectare. Given that the proposed application site is located partially within Flood Zones 1, 2 and 3a (Low, Medium and High Risk of flooding from rivers or the sea respectively), and includes building works, the applicant is required to submit a FRA under the NPPF. The assessment should demonstrate to the Local Planning Authority (LPA) and EA how flood risk will be managed now and over the development’s lifetime, taking climate change into account, and with regard to the vulnerability of its potential users. The objectives of a FRA to support a planning application are to establish: whether the proposed development is likely to be affected by current or future flooding from any source; whether it will increase flood risk elsewhere; whether the measures proposed to deal with these effects and risks are appropriate. Commercial in Confidence Page 4 of 25 V3.0 251119 Existing Situation Site Usage: The site is currently occupied by stables and other ancillary agricultural and equine buildings. The property is located at Halls Farm, Ash Lane, Silchester, Reading, Berkshire RG7 2NH. Detailed existing site plans are provided in the report Appendix. An image showing site location is presented below in Figure 1. Figure 1: Aerial view of the site and immediate surrounding area (Source: Google Earth) Topography: A topographic survey has been undertaken for the site by 360Geomatics in January 2018 (drawing number: 360G/1002T/100). Recorded ground topographic levels on site indicate there is a slight downward gradient on the site from south 65.95m AOD to north 68.28mAOD. A copy of the topographic survey is provided in the report Appendix. Commercial in Confidence Page 5 of 25 V3.0 251119 Geology and Soil: The British Geological Survey (BGS) Map indicates that the bedrock underlying the site is London Clay Formation - Clay, Silt and Sand. Sedimentary Bedrock formed approximately 48 to 56 million years ago in the Palaeogene Period. There is no record of any superficial geology underlying the site. Figure 2: Bedrock geology (Source: BGS) The soil type on site, is taken from the UKSO data, is deep river riverine clay, sands and gravels with a clay to sandy loam soil texture with a neutral soil pH. Commercial in Confidence Page 6 of 25 V3.0 251119 Figure 3: Local soil types (Source: UKSO) Hydrology: The nearest watercourse Silchester Brook is located 13m from the northern boundary of the site. The Greenfield Runoff Rate has been calculated using Micro Drainage (ICP SUDS); this can be found in the report Appendix. Please note that a minimum flow of 5 l/s applies to any site. As per the newly published climate change allowances (February 2016) for anticipated changes in extreme rainfall intensity in small and urban catchments, the upper end (40% increase) peak rainfall intensity allowances should be assessed to understand the impact of climate change. Riparian Ownership: A riparian owner is someone who owns land or property alongside a river or other watercourses. A watercourse is any natural or artificial channel through which water flows including flow through a culvert, ditch, drain, cut, dyke, sluice or private sewer. Riparian owners have statutory responsibilities, including: Maintaining river beds and banks; Allowing the flow of water to pass without obstruction; Controlling invasive alien species Further guidance for riverside property owners can be found in the Environment Agency’s helpful booklet ‘Living on the Edge, 5th Edition’ published in June 2014. Commercial in Confidence Page 7 of 25 V3.0 251119 Environmental Permit for Flood Risk Activity: Under the Environmental Permitting (England and Wales) Regulations 2010 any activity within 8m of the bank of a main river, or 16m if it is a tidal main river, or any activity within 8m of any flood defence structure or culvert on a main river, or 16m on a tidal river or any activity within 16m of a sea defence structure may require a permit. Some activities may be excluded or exempt. Further details and guidance are available on the GOV.UK website: https://www.gov.uk/guidance/flood-risk-activities-environmental-permits. For more information and to apply please contact the Partnerships and Strategic Overview team at: National Customer Contact Centre on 03708 506 506 or [email protected] Please be aware that Environment Agency permits, consents and licences are separate from the planning process and are not guaranteed. The applicant has confirmed that development will not take place within 8m of a main river. A Flood Risk Activity Permit will therefore not be required. Commercial in Confidence Page 8 of 25 V3.0 251119 Proposed Development The proposed planning application is for the replacement of stables and other ancillary buildings with the erection of a four bed dwelling house and car port with associated parking, landscaping and private amenity space. Detailed proposed site plans are provided in the report Appendix. Figure 5: Proposed block plan (Source: Morse Webb) Commercial in Confidence Page 9 of 25 V3.0 251119 Assessment of Flood Risk Flood Zones: Within planning, Flood Zones refer to the probability of river and sea flooding, ignoring the presence of defences.
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