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Avonmouth Docks, Bristol Avonmouth Docks, Bristol Flood Risk Sequential Test For Clayewater Group Project Number: 13556 December 2020 Campbell Reith Hill LLP No. 1 Marsden House Manchester M2 1HW T: +44(0)1161 819 3060 E: [email protected] W: www.campbellreith.com Avonmouth Docks, Bristol Flood Risk Sequential Test Document History and Status Revision Date Purpose/Status File Ref Author Check Review P1 16/12/20 For Planning 13556 MB EH RBG This document has been prepared in accordance with the scope of Campbell Reith Hill LLP’s (CampbellReith) appointment with its client and is subject to the terms of the appointment. It is addressed to and for the sole use and reliance of CampbellReith’s client. CampbellReith accepts no liability for any use of this document other than by its client and only for the purposes, stated in the document, for which it was prepared and provided. No person other than the client may copy (in whole or in part) use or rely on the contents of this document, without the prior written permission of Campbell Reith Hill LLP. Any advice, opinions, or recommendations within this document should be read and relied upon only in the context of the document as a whole. The contents of this document are not to be construed as providing legal, business or tax advice or opinion. © Campbell Reith Hill LLP 2020 Document Details Last saved 16/12/2020 11:24 Path 13556-CRH-ZZ-XX-RP-C-0001-P1_Sequential Test.docx Author Matthew Bailey Project Partner Chris Brady Project Number 13556 Project Name Avonmouth Docks, Bristol Structural Civil Environmental Geotechnical Transportation 13556-CRH-ZZ-XX-RP-C-0001_P1 i Avonmouth Docks, Bristol Flood Risk Sequential Test Contents 1.0 EXECUTIVE SUMMARY .......................................................................................................... 1 2.0 INTRODUCTION ................................................................................................................... 2 3.0 SITE CONTEXT .................................................................................................................... 3 Site Location ................................................................................................................... 3 Site Characterisation ........................................................................................................ 4 Site Topography .............................................................................................................. 4 Existing Flood Zone Classification ...................................................................................... 4 4.0 PLANNING POLICY ............................................................................................................... 6 National Planning Policy Framework ................................................................................... 6 Local Planning Policy ........................................................................................................ 6 5.0 METHODOLOGY .................................................................................................................. 11 Overview of Study Area ................................................................................................... 11 Proposed Development Site ............................................................................................. 11 Comparable Site Selection Methodology ............................................................................ 11 Sequential Assessment .................................................................................................... 12 6.0 SUMMARY & RESULTS ......................................................................................................... 13 Appendices Appendix 1: Site Location Plan (Drawing no. 13556-CRH-XX-XX-FG-G-7000-P1) and Proposed Site Plan (Drawing no. 5592-1) Appendix 2: Topographic Survey (Drawing no. 661/5592/1) Appendix 3: Correspondence with Bristol City Council Appendix 4: Rightmove and Zoopla Property Search Results Figures Figure 3.1: Site Location Plan (not to scale) ..................................................................................... 3 Figure 3.2: EA Flood Map for Planning (not to scale) ......................................................................... 5 Figure 4.1: Avonmouth Village Regeneration Area extent (not to scale). Bristol Ward Map taken from Bristol City Council’s ‘Avonmouth & Lawrence Weston Statistical Ward Profile 2020’. ....................................... 9 13556-CRH-ZZ-XX-RP-C-0001_P1 ii Avonmouth Docks, Bristol Flood Risk Sequential Test 1.0 EXECUTIVE SUMMARY 1.1.1. The Site located off Gloucester Road, Avonmouth, Bristol, extends to approximately 0.3ha in area and is proposed to be redeveloped for residential end use for up to 28 units. 1.1.2. A review of Environment Agency Flood Map for Planning showed the Site to lie entirely within Flood Zone 2 with a medium risk of fluvial flooding. In accordance with the NPPF, new developments should be steered towards areas with the lowest risk of flooding (preferably Flood Zone 1), unless there are no reasonable available sites. Therefore, a Sequential Test was required to confirm if there were any potential sites with a lesser risk of flooding than the proposed development Site. 1.1.3. As such CampbellReith, consulted with the Local Planning Authority, Bristol City Council, to agree a methodology for the search criteria for locating potential sites within the Council’s region of authority. 1.1.4. Following consultation with Bristol City Council and from a review of their Flood Risk Sequential Test Practice Note, the search for comparable sites was limited to the Avonmouth Village regeneration area. The Council’s Strategic Housing Land Availability Assessment document and two online property agents were used to identify available comparable sites within the defined search area. 1.1.5. Using the methodology informed by consultation with Bristol City Council, at the time of writing this report, no available sites were identified in the SHLAA within the Avonmouth Village regeneration area. 1.1.6. An online property search was also conducted within the search area, returning a total of 12 available sites to purchase. All of the available sites within the search area were considered not to be comparable, on the basis that they are too small to accommodate the requirements of the proposed development (28 residential units). 1.1.7. It is therefore considered that the proposed residential development, located at the Site off Gloucester Road, passes the Sequential Test as defined in the National Planning Policy Framework. 13556-CRH-ZZ-XX-RP-C-0001_P1 1 Avonmouth Docks, Bristol Flood Risk Sequential Test 2.0 INTRODUCTION 2.1.1. CampbellReith was appointed by Dewar Planning Associates, on behalf of their client Clayewater Group, to produce a Flood Risk Sequential Test in support of a forthcoming full Planning Application. 2.1.2. The proposed development is located Off Gloucester Road, Avonmouth, Bristol, BS11 9AQ. The Site proposed for development is approximately 0.3 hectares (ha) in area and is currently utilised as a depot for truck part supplier, comprising of a hardstanding service yard and office building. 2.1.3. The proposed development is to consist of the construction of three residential apartment buildings, totalling 28 units, with associated car parking and landscaping. 2.1.4. The entire Site is located within Flood Zone 2. It is anticipated that the risk of flooding is associated with the Swash Channel and Mouth of the Severn, located approximately 450m to the southwest and 1.5km to the west, respectively. 2.1.5. As the proposed development is to be residential, located entirely within Flood Zone 2, a Sequential Test is required in line with the National Planning Policy Framework. The aim of the sequential test is to determine if there are any comparable sites in the immediate area that could be considered to be a more suitable location for development, outside of an area at risk of flooding. 2.1.6. A Site location plan (Drawing no. 13556-CRH-XX-XX-FG-G-7000) and proposed Site layout (Drawing no. 5592-1), provided by the Client, have been presented within Appendix 1. 2.1.7. Bristol City Council has been consulted throughout the production of this assessment. 13556-CRH-ZZ-XX-RP-C-0001_P1 2 Avonmouth Docks, Bristol Flood Risk Sequential Test 3.0 SITE CONTEXT Site Location 3.1.1. The Site is located of Gloucester Road, Avonmouth, Bristol, BS11 9AQ at National Grid Reference X: 351447 Y: 178082, which is approximately 9km to the northwest of Bristol City. Figure 3.1: Site Location Plan (not to scale) 13556-CRH-ZZ-XX-RP-C-0001_P1 3 Avonmouth Docks, Bristol Flood Risk Sequential Test Site Characterisation 3.2.1. The Site extends to approximately 0.3ha. It is currently utilised as a depot for truck part supplier, comprising of a hardstanding service yard and office building. The Site is bound by Gloucester Road to the north, commercial development to the east and west, and green open space to the south. 3.2.2. The Site can be accessed at the north Site boundary, from Gloucester Road. 3.2.3. There is a number of watercourses or waterbodies located in the surrounding area. Avonmouth Dock is located approximately 150m to the southwest of the Site, the Swash Channel approximately 500m to the southwest, Royal Edward Dock approximately 550m to the northwest, and the Mouth of the Severn approximately 1.5km to the west of the Site. Site Topography 3.3.1. A topographic survey for the Site,
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