Increased Scope SFRA and Sequential Testing of Sites A Technical Report Supporting the Royal Borough of Windsor & Maidenhead Borough Local Plan
Published in January 2014
Royal Borough of Windsor and Maidenhead Planning & Property Services Town Hall St Ives Road Maidenhead SL6 1RF
STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Updated Flood Mapping and January 2014 Flood Event in the Royal Borough
Subsequent to the production of this Increased Scope SFRA and Sequential Testing of Sites, it should be noted that in December 2013, the Environment Agency published updated Flood Maps. These and any subsequent revised Flood Maps will be taken into account in the next update of the SFRA which will also inform an update of this Increased Scope report.
This report was also produced prior to the storm event of January 2014. As a result of heavy rainfall and existing ground conditions, a number of areas in the Royal Borough were affected by fluvial flooding from the River Thames and other watercourses, and other areas were affected by groundwater flooding or surface water flooding. The Council has sought to record information associated with this storm and any future update of this report, including any sequential testing of additional sites will take this into account.
STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
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STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Table of Contents
1 Introduction...... 1 1.1 Context and Purpose ...... 1 1.2 The Study Area ...... 1 2 Background ...... 3 2.1 Context ...... 3 2.2 National Planning Policy Framework ...... 3 2.3 The Sequential Test ...... 3 2.4 The Exception Test ...... 3 2.5 Background to Site Selection ...... 4 2.6 Scope of Report ...... 7 3 Information Sources and Methodology ...... 8 3.1 General ...... 8 3.2 Flood Map ...... 8 3.3 Hydrodynamic Modelling ...... 9 3.4 Assessment of Risk to Life (Flood Hazard) ...... 9 3.4.1 General ...... 9 3.4.2 Flood Hazard due to River Thames Flooding ...... 10 3.4.3 Flood Hazard due to Flood Defence Failure ...... 10 3.5 Historical Flooding ...... 11 3.6 Flood Map for Surface Water Flooding (FMfSWF) ...... 12 3.7 Areas Susceptible to Groundwater Flooding (AStGWF) ...... 12 3.8 NPPF Vulnerability ...... 13 3.9 Site Specific Assessments ...... 14 4 Individual Site Assessments – Maidenhead ...... 15 4.1 Order of Presentation ...... 15 5 Individual Site Assessments – Windsor & Eton ...... 74 5.1 Order of Presentation ...... 74 7 Individual Site Assessments – Parishes (Bisham) ...... 119 7.1 Order of Presentation ...... 119 8 Individual Site Assessments – Parishes (Bray) ...... 122 8.1 Order of Presentation ...... 122 9 Individual Site Assessments – Parishes (Cookham) ...... 129 9.1 Order of Presentation ...... 129 10 Individual Site Assessments – Parishes (Cox Green) ...... 138 10.1 Order of Presentation ...... 138 11 Individual Site Assessments – Parishes (Datchet) ...... 141 11.1 Order of Presentation ...... 141 12 Individual Site Assessments – Parishes (Hurley) ...... 148 12.1 Order of Presentation ...... 148 13 Individual Site Assessments – Parishes (Old Windsor)...... 151
STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
13.1 Order of Presentation ...... 151 14 Individual Site Assessments – Parishes (Sunningdale) ...... 156 14.1 Order of Presentation ...... 156 15 Individual Site Assessments – Parishes (Sunninghill and Ascot) ...... 165 15.1 Order of Presentation ...... 165 16 Individual Site Assessments – Parishes (White Waltham) ...... 194 16.1 Order of Presentation ...... 194 17 Sequential Test Methodology ...... 205 17.1 Overview...... 205 17.2 Sequential Test Site Selection Assumptions ...... 205 17.3 Sequential Test Site Selection ...... 206 17.4 Employment Sequential Test ...... 207 17.5 Conclusion ...... 213 17.6 Housing Sequential Test...... 207 17.7 Conclusion ...... 209 17.8 Housing Exception Test ...... 213
Appendices Appendix A Table A1 – All sites ranked with reasons for discounting Table A2 – Housing Sites ranked with reasons for discounting Table A3 – Employment Sites ranked with reasons for discounting Appendix B Table B1 – Housing Sites – detailed information and ranking Table B2 – Employment Sites - detailed information and ranking
Figures
Figure A Overview of Potential Allocation Sites
STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
1 Introduction
1.1 Context and Purpose
1. This report should be read in conjunction with the Level 1 Strategic Flood Risk Assessment (SFRA) published in January 2014, the Strategic Housing Land Availability Assessment (SHLAA) and the Employment Land Review.
2. There are two parts to this report, the first part being an ‘Increased Scope’ SFRA. The purpose of the Increased Scope SFRA is to provide more detailed flood risk evidence on 89 sites identified by the Royal Borough of Windsor and Maidenhead as being potential allocation sites within its proposed Borough Local Plan (BLP). The BLP will provide a policy framework, strategy and development management policies to help guide proposals for development over the next 15 years. It will also include housing, employment and other site allocations.
3. The information provided on the sites is then used to undertake the second part of the report, the Sequential Test, which aims to meet the requirement of the National Planning Policy Framework (NPPF) to allocate development in areas of lowest flood risk (i.e. Flood Zone 1) where they are reasonable available. Where there are no available sites in Flood Zone 1, sites in Flood Zone 2 can be considered followed by Flood Zone 3 applying the Exception Test if required. This report highlights key elements that should be considered by developers undertaking Flood Risk Assessments to satisfy the second part of the Exception Test in terms of ensuring the safety of a site.
4. This report centres on potential residential and employment development in the Royal Borough and through the provision of detailed flood evidence on sites and the application of a sequential testing methodology, aims to steer development away from areas vulnerable to flooding. The list of sites that have been assessed in this report were those subject to consultation between November 2012 and January 2013. This included urban sites as well as the previously developed sites in the Green Belt that were all included in the consultation. They were tested against relevant site data sources including the Strategic Housing Land Availability Assessment (SHLAA) and the Employment Land Review (ELR). This report therefore forms part of the technical evidence base to support the Borough Local Plan Preferred Options Consultation that will begin in January 2014.
5. In addition, it is important to note that, the Preferred Options document includes 23 areas in the Green Belt on the edge of the existing settlements in the Borough. The consultation document is seeking views on whether these areas are suitable for housing. These 23 areas were identified through a separate study called the Edge of Settlement Study 2014. For the avoidance of doubt, these areas fall outside the scope of this report. Any that are taken forward are recommended to be tested through an update of this Increased scope and Sequential Testing of Sites report. This work should also include any updates in relation to SHLAA and any amendments to the list of sites identified in the Preferred Options Consultation document.
1.2 The Study Area
6. The study area includes the whole of the Royal Borough of Windsor and Maidenhead. The Royal Borough is located in the east of Berkshire, between Slough, Wokingham and Bracknell. The area of the Borough is 19,844 hectares and has a population of 144,560 (2011 Census).
7. The Borough includes the large settlements of historic Windsor and Maidenhead. There are also a number of smaller settlements within the Royal Borough including Cookham, Ascot, Sunninghill, Sunningdale, Eton, Old Windsor, Horton, Datchet and Wraysbury which are covered by 15 parish councils.
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8. The Royal Borough is regarded as a prosperous area with a thriving local economy and low unemployment record. The Royal Borough has excellent communications being located near to Heathrow, the motorway network (including M4, M40 and M25) and the national rail network.
9. The main settlements of Windsor and Maidenhead are the primary focus for employment related development. The Council is currently achieving 94% of housing development on previously developed urban sites (refer Housing Completions 2011/12). The Borough’s population is 144,560 (an increase of 8.25% since 2001) and the dwelling count is 60,901 (an increase of 7.9% since 2001). Over 83% of the Royal Borough is designated Green Belt.
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2 Background
2.1 Context
10. The updated Level 1 SFRA was completed by WSP in November 2013 to include up to date information on flood risk and changes to national planning policy. The Level 1 and Increased Scope SFRAs provides the evidence base for planners and developers to apply the Sequential and where necessary the Exception Test.
11. The National Planning Policy Framework (NPPF) advocates a sequential approach to allocating sites for development.
2.2 National Planning Policy Framework
12. The National Planning Policy Framework (NPPF) was published in March 2012 and aimed to simplify and reduce the amount of National Planning Policy. It was accompanied by the Technical Guidance to the National Planning Policy Framework.
13. Specifically the NPPF requires a sequential approach to development, by locating development in the lowest flood zone in the first instance.
2.3 The Sequential Test
14. The Sequential Test, as set out in the NPPF and its Technical Guidance, aims to steer vulnerable development towards areas of lower flood risk. The Sequential Test should demonstrate where there are sites available in areas of a lower probability of flooding. Following on from the Level 1 SFRA, a key reason for the completion of the Increased Scope SFRA is to provide supporting evidence for the Royal Borough to undertake this test. The Increased Scope SFRA should also assist the sequential approach within a specific site to prevent inappropriate development in areas of high flood risk.
2.4 The Exception Test
15. The NPPF outlines the use of the Exception Test for testing whether particular development is suitable even within areas vulnerable to flooding. Following application of the Sequential Test, if it is not possible or consistent with wider sustainability objectives for the development to be located in zones of lower probability of flooding, the Exception Test can be applied.
16. The Exception Test provides a mechanism for managing flood risk while still allowing necessary development to occur. It should not, however, be used to justify 'highly vulnerable' development in Flood Zone 3a, or 'less vulnerable', 'more vulnerable' and 'highly vulnerable' development in Flood Zone 3b.
17. For the Exception Test to be passed it must be demonstrated that:
¾ the development provides wider sustainability benefits to the community that outweigh flood risk, informed by an SFRA where one has been prepared; and
¾ a site specific Flood Risk Assessment must demonstrate that the development will be safe for the lifetime taking into account the vulnerability of its users, without increasing flood risk elsewhere, and where possible, will reduce flood risk overall.
18. Both parts of the Exception Test must be passed for development to be acceptable.
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19. This Increased Scope SFRA provides supporting information for the Exception Test to be undertaken, if required, for potential development sites that fall within areas of medium to high probability flood risk.
2.5 Background to Site Selection
20. The Borough Local Plan will include site allocations to provide a greater degree of certainty for plan delivery.
21. In order to select the final list of sites suitable for allocation the process illustrated by the flow chart in Figure 1 was followed. The process leading up to the public consultation stage is described below.
Figure 1 – Site Selection Process
2.5.1 Council Site Searches
22. In order to identify sites that have potential for development, the council initially prepared lists of sites for both potential housing and employment uses. These sites form lists that are regularly updated and based on information gathered over a number of years from a variety of sources. These are:
¾ Public;
¾ Landowners;
¾ Previous allocations;
¾ Technical Studies;
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¾ Planning applications;
¾ Consultations.
23. These lists are included in either the Strategic Housing Land Availability Assessment (SHLAA) or the Employment Land Review (ELR). Together the SHLAA and ELR provide an extensive list of sites within the Borough that may be suitable for development.
2.5.2 First Sieve
24. An initial list of housing and employment sites comprised of hundreds of potential sites for further consideration. It was therefore necessary to apply an initial sieve that involved the following: consider hard constraints & current uses, information gathering, discussion with local representatives, capacity assessments and consideration of site availability.
Hard Constraints
25. The initial sieve identifying designations that would constrain development. These ‘hard constraints’ are:
¾ National Nature Reserves
¾ RAMSAR Sites
¾ Special Areas of Conservation
¾ Thames Basin Heaths Special Protection Area (including land within 400m of the SPA)
¾ Sites of Special Scientific Interest (SSSIs)
¾ Land within the functional floodplain 3b and flood zone 3b developed
¾ Land within airport public safety zones
¾ Sites allocated for strategic priority transport projects such as Crossrail
Current Uses
26. Assessing the existing uses of employment sites was particularly important for the Royal Borough because it determined whether any areas were considered of lower value to the local community and could therefore be used for other purposes. This review reflected the comments received from members of the public in previous consultations.
Information Gathering
27. Information was gathered on all of the sites in order to provide sufficient data for members of the public to consider and to inform further work. The information gathered included the following:
¾ Flooding data
¾ Presence of trees
¾ Local character
¾ Nearby wildlife designations
¾ Nearby heritage assets
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Discussion with Local Representatives
28. Discussion was undertaken with local representatives undertaking Neighbourhood Plans in order to identify and canvas local opinion on potential sites prior to sites consultation (November 2012 – January 2013).
Capacity Assessment 29. This was undertaken by the Council as a desk based study to ascertain the level of potential development on possible housing sites. The Council decided to discount sites as a potential allocation that would have a net yield of less than 10 dwellings. This would allow the Council to focus on sites that would make a more significant contribution to the housing allocation. Similarly for Employment uses a threshold of 0.5 hectare was used to filter out smaller sites. Sites with a capacity of less than 10 dwellings or smaller than 0.5 hectare therefore do not need to be sequentially tested by the local planning authority. When planning applications on these sites are submitted they should be supported by satisfactory Sequential Tests undertaken by developers themselves.
Availability of sites
30. Prior to the start of the sites consultation, where possible, owners of sites were contacted to determine if the sites would be potentially available for development. Where requested by the owners or where it was clearly established that there was no realistic chance of development, sites were removed from the list.
31. Other factors that were taken into consideration when discounting sites in order to end up with the final list of sites for public consultation were:
¾ multiple ownership issues that would be preventative to bringing a site forward
¾ building had already commenced
¾ within the Green Belt with no significant levels of existing development
¾ had a current valuable use which was fundamental to protect
2.5.3 Sites Discounting
32. The initial list of sites has been provided as Table A1 in Appendix A. This provides all sites identified through the SHLAA, ELR and through local consultation on sites undertaken November 2012 – January 2013. The table also indicates the worst case flood zone the site is located within, the potential proposed use and the reason, where applicable, it has been considered unsuitable at this stage. The sites have been ranked according to the highest risk flood zone they are located in (which is not necessarily the predominant flood zone on a site) and highlights those sites that should come forward as potential site allocations in the first instance (highlighted in green).
33. Table A2 and A3 in the same Appendix has separated this information into housing and employment uses and again sites have been ranked according to flood zone. The most frequently cited reasons for discounting the housing sites on this list is that many of those suggested were considered too small in size to be allocated in the Borough Local Plan (refer Table A2). This accounted for 39% of the total sites submitted.
34. For employment uses the main reason for discounting sites on the list (refer Table A3) is that many of the sites are already part of the allocation for Maidenhead Area Action Plan. This accounted for 19% of the total sites submitted.
35. Once the discounting process had been undertaken, the Council were left with 89 potential allocation sites. These comprise employment and residential sites together, in locations across the Borough. The flood zone of the allocation sites was assessed in
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more detail for employment and housing sites separately and this information is provided as Table B1 (housing) and B2 (employment) in Appendix A.
2.6 Scope of Report
36. This first part of the report has been prepared to provide additional detail on the 89 sites the Royal Borough has identified as being potential site allocations. The sites have been appraised to a greater level of detail than that considered in the Level 1 SFRA using a range a flood risk information sources such as: Flood Map for Surface Water (FMfSW), Areas Susceptible to Groundwater Flooding (AStGWF), River Thames (Reach 3) Hazard Mapping, and Preliminary Flood Risk Assessment (PFRA) information.
37. The information provided on each of the sites corresponds to the requirement of the NPPF to provide an Increased Scope SFRA and allow local planning authorities to apply, where necessary, the Exception Test.
38. Following the individual site assessments (comprising the Increased Scope SFRA) the Sequential Testing Methodology is presented in this report together with the results of the Sequential Test when applied to the 89 sites.
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3 Information Sources and Methodology
3.1 General
39. The initial point of reference for applying the increased scope site assessments is the Level 1 SFRA which itself relies on data sourced from The Royal Borough of Windsor and Maidenhead, the Environment Agency, Thames Water and community stakeholders.
40. Key amongst the information included within the SFRA are the flood zones shown on the Environment Agency’s Flood Zone Mapping.
3.2 Flood Zones
41. The probability or likelihood of flooding is described as the chance that a location will flood in any one year. This can either be expressed as a percentage or a ratio. It is important to note that if an area is classified as having a 1% (1 in 100) Annual Exceedance Probability (AEP) of flooding, for example, it does not mean that a 100 year flood will happen regularly every 100 years, or only once in 100 years. In any given 100 period a 100 year ever may occur once, twice, more, or not at all.
42. A description of the different Flood Zones is provided in the NPPF and reproduced below:
¾ Flood Zone 1 (low probability): This zone comprises land assessed as having a less than 1 in 1000 annual probability of river or sea flooding in any year (<0.1%);
¾ Flood Zone 2 (medium probability): This zone comprises land assessed as having between a 1 in 100 and 1 in 1000 annual probability of river flooding (1% - 0.1%) or between a 1 in 200 and 1 in 1000 annual probability of sea flooding (0.5% - 0.1%) in any year;
¾ Flood Zone 3a (high probability): This zone comprises land assessed as 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; and
¾ Flood Zone 3b (functional floodplain): This zone comprises land where water has to flow or be stored in times of flood. Local planning authorities should identify in their SFRAs areas of functional floodplain and its boundaries accordingly, in agreement with the Environment Agency. The identification of functional floodplain should take account of local circumstances and not be defined solely on rigid probability parameters. But land which would flood with an annual probability of 1 in 20 (5%) or greater in any year, or is designed to flood in an extreme (0.1%) flood, should provide a starting point for consideration and discussions to identify the functional floodplain.
43. In addition to the above, in the Royal Borough, within the context of the SFRA ‘previously developed’ areas, delineated as Zone 3b Developed for planning purposes, relate to sites within which there are existing buildings that are considered to be impermeable to floodwaters. Discussions with the Environment Agency during the preparation of the initial SFRA confirmed that, due to the obstructions to overland flow paths posed by these existing buildings they should not be considered as falling within the functional floodplain. For this reason these areas have been delineated as Zone 3b Developed for planning purposes and a suite of recommended planning responses have been established accordingly (refer Level 1 SFRA). However, it is important to recognise that the land surrounding these buildings are critical flow paths and/or flood storage areas, and must be retained.
44. It is also important to recognise that all areas within Zone 3b Functional Floodplain and Zone 3b Developed are areas that are subject to relatively frequent flooding, and may be
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subject to fast flowing and/or deep water. Very careful consideration must be given to future sustainability and safety issues within this area.
45. Highly vulnerable, more vulnerable and less vulnerable development should not be permitted in Zone 3b Functional Floodplain (undeveloped). Water compatible and essential infrastructure uses may be permitted but only if the Sequential Test is passed. Essential infrastructure also needs to pass the Exception Test. Highly vulnerable uses should also not be permitted in Zone 3a. Specific planning responses have been developed for Zone 3a, Zone 3b Functional Floodplain (undeveloped) and Zone 3b Developed, and these are set out in Section 6.4 of the Level 1 SFRA.
3.3 Flood Map
46. The Environment Agency publishes a Flood Map which shows areas deemed to be at potential risk of flooding for all watercourses with a catchment area greater than 3km2 in the UK. The Flood Map highlights the following areas:
¾ Flood Zone 2 (light blue on the Environment Agency map); and
¾ Flood Zone 3 (dark blue on the Environment Agency map)
47. The Flood Map also shows flood defences and the areas benefiting from flood defences (ABD) for Flood Zone 3 areas.
48. The Flood Map is updated periodically, typically every 3 – 6 months, to take account of the latest data.
3.4 Hydrodynamic Modelling
49. A number of detailed flooding investigations have been carried out by the Environment Agency throughout the Royal Borough of Windsor & Maidenhead, including the River Thames (incorporating the Jubilee River), the River Colne, the River Loddon (incorporating Twyford Brook) and The Cut. These studies generally incorporate the development of a detailed hydraulic model, providing a more robust understanding of the localised fluvial flooding regime in line with Section 105 (2) of the Water Resources Act 1991.
50. The modelling of the River Thames was updated in January 2008 following a detailed review of the operation of the Jubliee River. The Lower Thames within Reach 3 was also updated in 2009 following reports of discrepancies in some locations of the River Thames floodplain. Modelling of The Cut, which is located towards the south west of the Borough, was also completed in 2013.
51. It should be noted that these detailed hydraulic models assume ‘typical’ conditions within the respective river systems that are being analysed. The predicted water levels may change if the operating regimes of the rivers involved are altered (e.g. engineering works which may be implemented in the future), or the condition of the river channel is allowed to deteriorate.
3.5 Assessment of Risk to Life (Flood Hazard)
3.5.1 General
52. Substantial research has been carried out internationally into the risk posed to pedestrians during flash flooding. This research has concluded that the likelihood of a person being knocked over by floodwaters is related directly to the depth of flow, and the speed with which the water is flowing.
53. To ensure that the risk posed by floodwaters is assessed consistently, Defra (in collaboration with the Environment Agency) has produced a Flood Hazard equation. Variations of this equation are within two of their guidance documents entitled FD2321
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Flood Risks to People, Phase 2 (TR1 & TR2, March 2006) and FD2320 Flood Risk Assessment Guidance for New Development, Phase 2 (TR1 & TR2, March 2005). The equation provides criteria for determining the degree of danger that is posed to life, assessed as a product of flood depth and flow velocity with additional risk identified incorporated into a ‘debris factor’ (i.e. depth x (velocity + 0.5) + debris factor). The guidance states that if this product is below 0.75, then caution should be exercised due to “shallow flowing water or deep standing water”. In contrast, if the product exceeds 2.5 then the hazard posed to life is extreme with “deep fast flowing water”, representing a danger to all.
54. This guidance should be used as part of the design process for all site based Flood Risk Assessments to ensure that the proposed development is safe under appropriate flooding conditions. When considering safe access and egress for more vulnerable developments in Flood Zone 3a and highly vulnerable development in Flood Zone 2 a hazard rating of ‘very low’ should apply along the entirety of the route. The delineation of flood hazard should also be used to inform a sequential approach to the siting of development within an area, guiding vulnerable uses away from areas most at risk. If safe access and egress cannot be achieved in accordance with NPPF guidelines and a low hazard rating cannot be achieved, then new development will not be permitted unless a Flood Evacuation Plan is submitted to and approved by the Local Planning Authority that shows the danger to site users can be appropriately managed.
3.5.2 Flood Hazard due to River Thames Flooding
55. The speed and depth of the flow of floodwater from the River Thames in the Royal Borough of Windsor & Maidenhead is an important consideration. Deep, fast flowing water may potentially pose risk to life. This must be considered when planning future development.
56. The modelling of the River Thames throughout a relatively large proportion of Windsor & Maidenhead (i.e. upstream of Windsor) has been undertaken in one dimension, based on representative cross sections taken at defined locations across the stream. This form of modelling provides a single ‘average’ flow velocity across the river and its floodplain, and therefore is unsuitable for assessing flood hazard within overbank areas. Notwithstanding this however, an assessment of the variation in depth of flooding within the Thames floodplain for the 1% (1 in 100) design event has been carried out and is presented in the SFRA, providing a clear depiction of areas within which the risk to life may be greater than others (i.e. as a result of much deeper flood waters). The Defra guidance FD2321 indicates that flood depths exceeding 1.25m may represent a danger to some. This only assumes standing water, however, and this risk will increase where the water is flowing and where a debris factor should be applied. FD2320 considers ‘people vulnerability’ and reclassified still water with depths between 0.25 – 1.25m as danger to some. Whilst from a NPPF perspective these areas are all delineated as Zone 3 High Probability, the Council should consider the likely depth of flooding, steering development away from areas of deep flowing water.
57. It is worth noting that the likelihood of a rapid river level rise within the River Thames, resulting in the rapid inundation of urban areas within the Royal Borough of Windsor & Maidenhead is considered to be small. This is primarily due to the large River Thames system and its substantial upper contributing catchment area. It should be possible to provide timely flood warnings to those who have signed up to receive them. Whilst the Environment Agency aims to provide a warning of at least two hours, there is no guarantee, however, that a warning will be issued with more time.
3.5.3 Flood Hazard due to Flood Defence Failure
58. A small number of raised defences have been identified within the Royal Borough of Windsor & Maidenhead, indicated on the flood maps in the SFRA, providing localised protection against fluvial flooding. Flood defences are typically raised structures that alter natural flow patterns and prevent floodwater from entering property in times of flooding.
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59. There is always a residual risk that these defences may fail, as a result of either overtopping and/or breach failure. The latter could result in rapid inundation into overbank areas behind the defence, posing a potential risk to residents, pedestrians and property that may be in the path of the floodwaters.
60. An assessment of the potential risk to life within defended areas has been undertaken. The locations adopted for analysis were selected largely on the basis of perceived risk to life should a catastrophic failure of a raised flood defence occur, i.e. focussing on urbanised areas situated immediately behind raised flood defences. In the initial instance a qualitative approach was adopted using the topography and the response of the detailed analyses as the basis for considering the approximate ‘high hazard zone’ for planning purposes.
61. The raised defences highlighted in the flood maps typically all exceed 1m in height. Given that this is the case, should (in a worst case scenario) a catastrophic structural failure of one of these raised defences occur during high water levels within the river, then a wave of flood water will rapidly inundate the area immediately behind the location of the breach. This may pose a risk to life to those who happen to be standing immediately behind the defence at the time of failure.
62. It is highlighted that a breach failure of the River Thames defences will, over a period of time; result in the inundation of a relatively large area. Following the initial ‘burst’ of water through the defences however, the flood wave will be relatively shallow and unlikely to pose a risk to life. Only the zone of rapid, deep and fast flowing water immediately behind the breach is being considered in the current context, potentially knocking pedestrians off their feet.
63. To provide an indication of areas that may be at risk as a result of catastrophic defence failure within the Borough however, a series of ‘danger envelopes’ have been established using the principles of FD2320 (i.e. adopting the Simple Approach, refer FDD2320 Flood Risk Assessment Guidance for New Development). These are presented in the SFRA. The ‘simple approach’ provides a straightforward relationship between the height of the raised defence, and the distance that the flood wave might extend should the flood wall collapse suddenly. This methodology assumes a flat floodplain behind the defences, and is therefore a conservative assessment of the area that may be at risk. The adopted methodology is described in the SFRA.
64. The structural integrity of the existing flood defences is absolutely integral to the sustainability of both existing and future development in Cookham, Maidenhead, Windsor and Eton. Without the raised defences, the severity and frequency of flooding in these areas will increase. It is essential that the detailed site based Flood Risk Assessment for all potential future development situated within the highlighted risk envelopes considers both the likelihood and consequence of defence failure in the vicinity of the site.
3.6 Historical Flooding
65. Historical flooding information has been captured through the Preliminary Flood Risk Assessment (PFRA) process (refer RBWM Flood Risk Assessment, May 2011). This information identifies locations of flood events that have occurred in the Borough from local sources of flooding.
66. Those areas known to have been susceptible to localised flooding in recent years (and not subsequently mitigated through the provision of an improvement scheme) have been highlighted on a Level 1 SFRA flood risk map (refer Figure B, Level 1 SFRA). It is important to highlight these areas as part of the SFRA as a number of these properties are situated outside of the delineated flood risk zones. These are an important reminder that the risk of flooding is not restricted purely to fluvial (river) flooding.
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3.7 Flood Map for Surface Water Flooding (FMfSWF)
67. RBWM in its role as Lead Local Flood Authority (LLFA) carried out a Preliminary Flood Risk Assessment (PFRA) in 2011 and reviewed surface water flood mapping produced by the EA. The PFRA process included the collection of existing historical flooding data which was then used to provide an overview of historical flooding within the Borough. A review of the Areas Susceptible to Surface Water Flooding mapping and Flood Map for Surface Water mapping, produced by the Environment Agency, followed to allow the most appropriate locally agreed surface water information for the Borough to be determined.
68. Following this review, and in discussion with the RBWM and the Environment Agency, the Flood Map for Surface Water (FMfSW) was selected to represent the potential risk of future flooding within the RBWM area. This map shows the areas that are susceptible to surface water flooding. It is not intended to identify whether an individual property will flood but should be considered in the preparation of any site-specific FRA and the design of proposed development.
69. The Flood Map for Surface Water is the second generation product released by the EA. It shows the extent of surface water flooding for the 3.33% (1 in 30) and 0.5% (1 in 200) AEP rainfall events.
70. The Flood Map for Surface Water is based on a ground model that includes buildings and does take into account the effect of drainage systems.
71. It is important to note that these maps should not be used to guide the site allocation process. The intention of the map is to act as a starting point to highlight areas where the potential for surface water flooding needs particular assessment and scrutiny. These maps should not be used in isolation in terms of assessing surface water flooding issues. Additional studies such as historical records should also be used as supporting evidence.
3.8 Areas Susceptible to Groundwater Flooding (AStGWF)
72. The risk of groundwater flooding is highly variable and heavily dependent upon local conditions at any particular time. The Environment Agency has produced strategic scale maps known as Areas Susceptible to Groundwater Flooding (AStGWF) to be used within the LLFAs PFRAs.
73. The maps are based on a grid format and show the proportion of each 1km grid square where geological and hydrogeological conditions show that groundwater might emerge. They do not show the likelihood of groundwater flooding occurring. In common with the majority of datasets showing areas which may experience groundwater emergence, this dataset covers a large area of land, and only isolated locations within the overall susceptible area are actually likely to suffer the consequences of groundwater flooding.
74. The data should not be interpreted as identifying areas where groundwater is actually likely to flow or pond, thus causing flooding, but may be of use to LLFAs in identifying where, for example, further studies may be useful.
75. There is no local information available which provides evidence on future groundwater flood risk across the RBWM area and groundwater flooding is not believed to be a major issue in the Royal Borough. Therefore the future groundwater flood risk in the RBWM area has been based on the AStGWF mapping. The groundwater flood risk is based on the following risk bands: ¾ < 25%; ¾ >= 25% <50%; ¾ >= 50% <75% and ¾ >= 75%.
November 2013 12 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
76. It is recognised that the risks associated with groundwater flooding are not well understood, and it is important to ensure that future development is not placed at unnecessary risk. In accordance with the NPPF, all future development will require an appropriate Flood Risk Assessment (FRA) at the planning application stage, commensurate with the level of flood risk posed to the site. In those areas where a possible risk of groundwater flooding has been identified, i.e. within the Areas Susceptible to Groundwater Flooding (AStGWF), the FRA should consider more explicitly the localised risk of flooding to the site due to groundwater.
3.9 NPPF Vulnerability
77. The principle aim of the Sequential Test is to direct new development to areas of lowest flood risk. Where there are no available sites in Flood Zone 1 the vulnerability of a site may be considered and used to direct development to alternative sites in Flood Zone 2 followed by Flood Zone 3 applying the Exception Test, if required. Table 2 of the NPPF Technical Guidance should be referenced as a guide to the vulnerability classifications of different types of development. Table 3 of the Technical Guidance should be referenced for information on Flood Risk Vulnerability and Flood Zone Compatibility. Both tables have been included below.
Table 1 - Flood Risk Vulnerability Classification (Table 2 of the NPPF Technical Guidance) EssentialInfrastructure Ŷ Essential transport infrastructure (including mass evacuation routes) Ŷ Essential utility infrastructure which has to be located in a flood risk area for operational reasons, including electricity generating power stations and grid and primary substations; and water treatment works that need to remain operational in times of flood. Ŷ Wind turbines HighlyVulnerable Ŷ Police stations, ambulance stations and fire stations and command centres and telecommunications installations required to be operational during flooding Ŷ Emergency dispersal points Ŷ Basement dwellings Ŷ Caravans, mobile homes and park homes intended for permanent residential use Ŷ Installations requiring hazardous substances consent. (Where there is a demonstrable need to local such installations for bulk storage of materials with port or other similar facilities, or such installations with energy infrastructure or carbon capture and storage installations, that require coastal or water-side locations, or need to be located in other high flood risk areas, in these instances the facilities should be classified as “essential infrastructure”) MoreVulnerable Ŷ Hospitals Ŷ Residential institutions such as residential care homes, children’s homes, social services homes, prisons and hostels Ŷ Buildings used for dwelling houses, student halls of residence, drinking establishments, nightclubs and hotels Ŷ Non-residential uses for health services, nurseries and educational establishments Ŷ Landfill and sites used for waste management facilities for hazardous waste Ŷ Sites used for holiday or short-let caravans and camping, subject to a specific warning and evacuation plan LessVulnerable Ŷ Police, ambulance and fire stations which are not required to be operational during flooding Ŷ Buildings used for shops, financial, professional and other services
November 2013 13 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Table 2 - Flood Risk Vulnerability and flood zone ‘compatibility’ (Table 3 of the NPPF Technical Guidance) Flood Risk Essential Water Highly More Less Vulnerability Infrastructure Compatible Vulnerable Vulnerable Vulnerable Classification (see Table 2) Zone 1 9 9 9 9 9 Zone 2 9 9 Exception Test 9 9 Required Zone 3a Exception Test 9 x Exception Test 9 Required Required Zone 3b Exception Test 9 x x x Functional Required Floodplain
3.10 Site Specific Assessments
78. As part of the SFRA the Royal Borough requires flood risk assessment information for 89 sites within the Borough. The site specific assessments have been carried out on a stand-alone basis relating to flood risk only and do not provide an assessment of the wider sustainability issues associated with the sites. The information within the site specific assessments is to be used to help inform site specific FRAs and the sequential test and, if required, exception test processes. The Level 1 SFRA should be referred to in relation to the references contained within the Development Control, Spatial Planning and Surface Water Management sections.
November 2013 14 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
4 Individual Site Assessments – Maidenhead
4.1 Order of Presentation
79. Of the 89 site identified by The Royal Borough as being potential site allocations 29 are located in Maidenhead. They are listed below. Refer Figure A for location of sites within Maidenhead. H12 12-13 Bridge Avenue, Maidenhead H14 150 Bath Road, Maidenhead H15 3-9 Bridge Avenue, Maidenhead H16 35, 37 and 33 Velmead Works, Lower Cookham Road, Maidenhead H17 Belmont Place, Belmont Road, Maidenhead H18 Berkshire House, High Street, Maidenhead H19 DTC, Gringer Hill, Maidenhead H20 Employment areas to east of Oldfield Rd, Maidenhead H21 Exclusive House, Oldfield Road, Maidenhead H23 Maidenhead Lawn Tennis Club, All Saints Avenue, Maidenhead H24 Middlehurst, Boyn Valley Road, Maidenhead H25 Cedar Park, Cedars Road, Maidenhead H26 Part of Reform Road Industrial Estate, Maidenhead H27 Polestar Taylowe Building, Furze Platt Industrial Estate, Maidenhead H28 Land to rear of Whitebrook Park, Lower Cookham Road, Maidenhead H29 Shoppenhangers Manor, Manor Lane, Maidenhead H30 Western Section of Kings Grove Industrial Estate, Boyn Valley Road, Maidenhead E4 Priors Way Industrial Estate E10 Cordwallis Industrial Estate, Maidenhead E11 Foundation Park, Cannon Lane, Maidenhead E12 Furze Platt Industrial Estate E13 Howarth Road Industrial Estate, Maidenhead E14 Norreys Drive, Maidenhead E15 Eastern part of Kings Grove Boyn Valley Industrial Estate, Maidenhead E16 Central part of Reform Road Industrial Estate, Maidenhead E17 Vanwell Road Business Area, Maidenhead GB11 Stafferton Way, Former Park and Ride, Maidenhead GB12 Little Farm Nursery ZZ1 Summerleaze Office and Workshop, Summerleaze Road
November 2013 15 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H12: 12-13 Bridge Avenue, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead & Cox Green
Site area 0.08 ha
Existing land use Brownfield site
Proposed land use Residential
SFRA Level 1 map Map 9 reference
November 2013 16 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 3a: 100% percentages)
Flood Zones The site is wholly located within Flood Zone 3a and surrounded by areas of Flood Zone 2 and 3a.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.25-0.50m in the north of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is wholly shown as benefiting from flood defences. Consideration should be given to the effects of defence failure.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 2 and 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 17 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H14: 150 Bath Road, Maidenhead
Location Maidenhead and Cox Green
Site area 0.32 ha
Existing land use A brownfield site occupied by an existing commercial building and associated car park.
Proposed land use Residential
SFRA Level 1 map Map 8 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from an unknown source and from the July ’07 surface water flooding event immediately east and west of the site. Consideration should be given to the effects of these flood risks to the proposed development.
November 2013 18 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 19 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H15: 3-9 Bridge Avenue, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green Site area 0.27 ha Existing land use Brownfield site with existing commercial and residential buildings along Bridge Avenue.
Proposed land use Residential
SFRA Level 1 map Map 9 reference
November 2013 20 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 30% percentages) Flood Zone 3a: 70%
Flood Zones The majority of the site is located within Flood Zone 3a with smaller areas of Flood Zone 2 particularly in the north west corner of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.25-0.50m in the eastern part of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. There is also a historic incident of flooding from an unknown source within the site boundary. Consideration should be given to the effect of these flood risks to the proposed development.
Flood defences The majority of the southern and eastern areas of the site are shown as benefiting from flood defences. Consideration should be given to the effects of defence failure.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a or 2. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 21 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H16: 35, 37 and 33 Velmead Works, Lower Cookham Road, Maidenhead Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green Site area 0.25 ha Existing land use A brownfield site within the urban area of Maidenhead, currently occupied by a mix of commercial and residential properties.
Proposed land use Residential
SFRA Level 1 map Map 6 reference
November 2013 22 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 3a: 100% percentages) Flood Zones The site is wholly within Flood Zone 3a. Areas to the west of the site are within Flood Zone 3b.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.75-1.00m in the west of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development. Flood defences The site is located within the ‘Hazard for Some’ category of the hazard due to defence failure (refer to Figure G) associated with the North Maidenhead defences. Consideration should be given to the consequences of these defences failing.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a or 3b. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 23 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H17: Belmont Place, Belmont Road, Maidenhead
Location Maidenhead and Cox Green
Site area 0.22 ha
Existing land use A brownfield site currently occupied by a single commercial building and associated car parking area.
Proposed land use Residential
SFRA Level 1 map Map 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are two historic incidents of flooding from an unknown source in Belmont Road. Consideration should be given to whether this flood risk will affect the proposed development.
November 2013 24 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 25 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H18 Berkshire House, High Street, Maidenhead
Location Maidenhead and Cox Green
Site area 0.16 ha
Existing land use A brownfield site currently occupied by a high rise commercial building and associated car parking.
Proposed land use Residential
SFRA Level 1 map Map 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is within Flood Zone 1. Areas further east of the site are within higher flood risk zones associated with the River Thames.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding Within the site boundary there is a historic incident of flooding from an unknown source. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 26 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extent of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 27 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H19: DTC, Gringer Hill, Maidenhead
Location Maidenhead and Cox Green
Site area 2.01 ha
Existing land use A brownfield site with currently occupied by commercial buildings and associated car parking.
Proposed land use Residential
SFRA Level 1 map Map 9 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from an unknown source in Highgrove Road and from the July ’07 surface water flooding event in Keble Road. Consideration should be given to the effect of these flood
November 2013 28 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
risks to the proposed development.
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 29 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H20: Employment areas to the east of Oldfield Road, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green Site area 0.55 ha
Existing land use An entirely brownfield site with existing industrial buildings and associated hard surfacing.
Proposed land use Residential
SFRA Level 1 map Map 9
November 2013 30 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 3a: 100% percentages)
Flood Zones The site is wholly located within Flood Zone 3a, with Flood Zone 2 associated with a railway embankment along the edge of the southern boundary.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.75-1.00m in the centre of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. There is a historic incident of flooding from an unknown source just west of the site in Oldfield Road. Consideration should be given to the effect of these flood risks to the proposed development.
Flood defences The site is not shown as benefiting from flood defences.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a and a railway embankment in Flood Zone 2 to the south of the site. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extent of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 31 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H21: Exclusive House, Oldfield Road, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead & Cox Green
Site area 0.27 ha
Existing land use The site is currently occupied by commercial properties.
Proposed land use Residential
SFRA Level 1 map Map 9 reference
November 2013 32 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 30% percentages) Flood Zone 3a: 70%
Flood Zones The majority of the site is located within Flood Zone 3a with a section of the site in the east located within Flood Zone 2. The site is surrounded by areas of Flood Zone 2 and 3a.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.50-0.75m in the north west of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences Parts of the site are shown as benefiting from flood defences. Consideration should be given to the effects of defence failure.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 2 and 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 33 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H23: Maidenhead Lawn Tennis Club, All Saints Avenue, Maidenhead
Location Maidenhead and Cox Green
Site area 0.75 ha
Existing land use A brownfield site currently occupied by Maidenhead Lawn Tennis Club with associated hard surfaces.
Proposed land use Residential
SFRA Level 1 map Map 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from an unknown source in All Saints Avenue and from the July ’07 surface water flooding event in Gordon Road. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 34 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 35 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H24: Middlehurst, Boyn Valley Road, Maidenhead
Location Maidenhead and Cox Green
Site area 0.28 ha
Existing land use A brownfield site currently occupied by commercial buildings and associated hard surfacing.
Proposed land use Residential
SFRA Level 1 map Map 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of highway flooding and flooding from an unknown source in Clare Road. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 36 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 25% and less than 50% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 37 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H25: Cedar Park, Cedars Road, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green
Site area 0.93 ha
Existing land use Brownfield Site – Employment use
Proposed land use Residential
SFRA Level 1 map Map 9 reference
November 2013 38 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 10% percentages) Flood Zone 2: 70% Flood Zone 3a: 20%
Flood Zones The majority of the site is located within Flood Zone 2 with small section of Flood Zone 3a along the eastern boundary.
The site is surrounded by Flood Zone 2 and Flood Zone 3a. An island site of Flood Zone 1 is to the north west of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.75-1.00m in the south east of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is in an area partly benefiting from flood defences.
Safe access and egress The site is surrounded by Flood Zone 2 and Flood Zone 3a. An island site of Flood Zone 1 is to the north west of the site.
Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1, 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 39 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H26: Part of Reform Road Industrial Estate, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead & Cox Green
Site area 1.77 ha
Existing land use The site is currently occupied by commercial properties.
Proposed land use Residential
SFRA Level 1 map Map 9 reference
November 2013 40 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 40% percentages) Flood Zone 3a: 60%
Flood Zones The majority of the site is located within Flood Zone 3a with small islands of Flood Zone 2 particularly in the south of the site. The site is surrounded by Flood Zone 3a to the east and Flood Zone 2 to the west.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.75-1.00m in the centre of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences Small islands within the site as shown as benefiting from flood defences. Consideration should be given to the effects of defence failure.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 2 and 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 41 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H27: Polestar Taylowe Building, Furze Platt Industrial Estate, Maidenhead
Location Maidenhead and Cox Green
Site area 3.02 ha
Existing land use A brownfield site currently occupied by industrial buildings and associated hard surfaces.
Proposed land use Residential
SFRA Level 1 map Map 6 & 9 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from unknown sources in Sylvester Road, and highway flooding and surface water flooding incidents from the July ’07 event in Gardner Road. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 42 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extent of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 43 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H28: Land to rear of Whitebrook Park, Lower Cookham Road, Maidenhead Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green Site area 1.38 ha Existing land use Brownfield site consisting of commercial units.
Proposed land use Residential
SFRA Level 1 map Map 6 reference
November 2013 44 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 10% percentages) Flood Zone 3a: 90%
Flood Zones The majority of the site is located within Flood Zone 3a with small islands of Flood Zone 2 towards the northern boundary of the site.
The site is surrounded by Flood Zone 3a and islands of Flood Zone 2.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.75 – 1.00m in the west of the site. (N.B. the blue hatching on the depth map is a pond). Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is in an area benefitting from flood defences.
The site is located within the ‘Hazard for All’ category of the hazard due to defence failure (Refer to Figure G) associated with the North Maidenhead Defence. Consideration should be given to consequences of this defence failing.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a and islands of Flood Zone 2. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 45 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H29: Shoppenhangers Manor, Manor Lane, Maidenhead
Location Maidenhead and Cox Green
Site area 1.84 ha
Existing land use A partly greenfield site previously occupied by the commercial building Shoppenhangers Manor (now demolished) and associated hard surfaces.
Proposed land use Residential
SFRA Level 1 map Map 8 & 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1. Further south of the site are higher flood risk areas.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not within the historic fluvial flood extent for the River Thames. There is a historic incident of flooding from an unknown source in Manor Lane. Consideration should be given to whether this flood risk will affect
November 2013 46 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
the proposed development.
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 47 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H30: Western Section of Kings Grove Industrial Estate, Boyn Valley Road, Maidenhead
Location Maidenhead and Cox Green
Site area 1.29 ha
Existing land use A brownfield site currently occupied by industrial buildings and associated hard surfaces.
Proposed land use Residential
SFRA Level 1 map Map 8 & 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is wholly within by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth
Historical flooding There are some historic incidents of highway flooding and flooding from an unknown source in Boyn Valley Road. Consideration should be given to the
November 2013 48 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
effect of this flood risk to the proposed development.
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 49 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E4: Priors Way Industrial Estate
Location Bray
Site area 3.80 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 12 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1. Directly south of the site is a flood zone 2 area.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from sewer flooding in proximity to the site. Consideration should be given to the effect of this flood risks on the proposed development.
November 2013 50 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and the 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area greater or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 51 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E10 Cordwallis Industrial Estate, Maidenhead
Location Maidenhead and Cox Green
Site area 9. 41 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 6 & 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
Flood defences The site is not in an area benefiting from flood defences.
November 2013 52 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 53 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E11: Foundation Park, Cannon Lane, Maidenhead
Location Maidenhead and Cox Green
Site area 5.14 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 8 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
Flood defences The site is not in an area benefiting from flood defences.
November 2013 54 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 55 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E12: Furze Platt Industrial Estate
Location Maidenhead and Cox Green
Site area 6.10 ha
Existing land use A brownfield site with existing industrial buildings and associated hard surfaces.
Proposed land use Employment
SFRA Level 1 map Map 6 & 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are several historic incidents of flooding from an unknown source and the July ’07 surface water flooding event in Sylvester Road and a historic incident of highway flooding close to the boundary of the site in
November 2013 56 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Gardner Road. Consideration should be given to the effect of these flood risks to the proposed development.
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 57 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E13: Howarth Road Industrial Estate, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green
Site area 2.32 ha
Existing land use Brownfield Site – Commercial Use
Proposed land use Employment
SFRA Level 1 map Map 9 reference
November 2013 58 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 90% percentages) Flood Zone 3a: 10%
Flood Zones The majority of the site is located within Flood Zone 2 with small section of Flood Zone 3a along the southern and western boundaries of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.25-0.50m at the western and eastern boundaries of the site.
Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is in an area benefiting from flood defences.
Safe access and egress The site is within and surrounded by Flood Zone 2. Flood Zone 3a is located along the eastern and western boundary of the site. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 59 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E14: Norreys Drive, Maidenhead
Location Maidenhead and Cox Green
Site area 10.07 ha Existing land use Brownfield site with existing industrial buildings and associated hard surfacing bounded by the A404(M) and its slip roads.
Proposed land use Employment
SFRA Level 1 map Map 8 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 95% percentages) Flood Zone 2: 5%
Flood Zones The majority of the site is located within Flood Zone 1 with a small area in the south west falling within Flood Zone 2.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding Within the site boundary is a historic incident of surface water flooding from the July ’07 event and there are several historic incidents of flooding from an unknown source in Brill Close, Cox Green Road & Suffolk Road.
November 2013 60 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is not shown to benefit from flood defences.
Safe access and egress Safe access and egress is available via all routes north, east and west of the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1 & 2.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 61 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E15: Eastern part of Kings Grove / Boyn Valley Industrial Estate, Maidenhead
Location Maidenhead and Cox Green
Site area 2.48 ha
Existing land use A brownfield site currently occupied by commercial buildings and associated hard surfaces and a single residential building on the corner of King’s Grove and Boyn Valley Road in the north of the site.
Proposed land use Employment
SFRA Level 1 map Map 8 & 9 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth
November 2013 62 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Historical flooding There are historic incidents of flooding from an unknown source and from the July ’07 surface water flooding event within the site boundary and in clare road and Boyn Valley Road. Consideration should be given to the effect of this flood risk to the proposed development.
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 63 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E16: Central Part of Reform Road Industrial Estate, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead & Cox Green
Site area 5.18 ha
Existing land use The site is currently occupied by commercial properties.
Proposed land use Employment
SFRA Level 1 map Map 9
November 2013 64 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 30% percentages) Flood Zone 3a: 70%
Flood Zones The central part of the site is located within Flood Zone 3a with the northern and south western parts being located within Flood Zone 2.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.75-1.00m in the centre of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences Small islands within the site as shown as benefiting from flood defences. Consideration should be given to the effects of defence failure.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 2 and 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 65 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E17: Vanwell Road Business Area, Maidenhead
Location Maidenhead and Cox Green
Site area 13.30 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 8 & 9 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding Records indicate that the site has flooded in the past. However, the source is unknown. Flood defences The site is not in an area benefiting from flood defences.
November 2013 66 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 67 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
GB11: Stafferton Way, Former Park and Ride, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green
Site area 3.88 ha
Existing land use Brownfield Site – Opportunity Site
Proposed land use Regeneration
SFRA Level 1 map Map 9 reference
November 2013 68 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 50% percentages) Flood Zone 2: 50%
Flood Zones The west of the site is within Flood Zone 1 and east within Flood Zone 2.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress The site is within Flood Zone 1 and Flood Zone 2.
Safe access and egress can be gained to the west of the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1 & 2.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 69 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
GB12: Little Farm Nursery, North Town Moor, Maidenhead
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green Site area 3.70 ha Existing land use Primarily greenfield with some existing nursery buildings in the south west of the site.
Proposed land use Leisure use
SFRA Level 1 map Map 6 reference
November 2013 70 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 3a: 28% percentages) Flood Zone 3b: 65% Flood Zone 3b developed: 7%
Flood Zones The majority of the site is located within Flood Zone 3b with small islands of Flood Zone 3a particularly in the west of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 2.00-2.25m along the eastern boundary of the site.
Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences A small corner in the south west of the site is shown as benefiting from flood defences. Consideration should be given to the effects of defence failure.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a or 3b. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 3a, 3b & 3b Developed.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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ZZ1: Summerleaze Office and Workshop
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Maidenhead and Cox Green
Site area 0.96 ha
Existing land use Brownfield Site – Commercial Use
Proposed land use Residential
SFRA Level 1 map Map 6 & 9 reference River Catchment River Thames
November 2013 72 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 85% percentages) Flood Zone 3a: 15%
Flood Zones The majority of the site is located within Flood Zone 2 with small section of Flood Zone 3a along the boundary of the site.
The site is surrounded by Flood Zone 2 and Flood Zone 3a. To the west of the site is an area of Flood Zone 3b.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.75-1.00m in the east of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is in an area benefiting from flood defences.
The site is located within the ‘Hazard for Some’ category of the hazard due to defence failure (Refer to Figure G) associated with the North Maidenhead Defence. Consideration should be given to consequences of this defence failing.
Safe access and egress The majority of the site is located within Flood Zone 2 with small section of Flood Zone 3a along the boundary of the site. To the west of the site is an area of Flood Zone 3b.
Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 73 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
5 Individual Site Assessments – Windsor & Eton
5.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations 22 are located in Windsor. They are listed below. Refer Figure A for location of sites within Windsor.
H32 Area Between Alma Road and Goslar Way, Windsor H33 Area north of Hanover Way, Windsor H34 Crown House and Charriott House, Victoria Street, Windsor H35 Keeler, Ellison Close, Windsor H36 Land rear of 38-39 Peascod Street, and Telephone Exchange, Bachelors Acre, Windsor H37 Alma Road Car Park, Windsor H38 River Street and Thames Street car parks, Windsor H39 Riverside Walk Office Building, Windsor H40 Thames Court, Victoria Street, Windsor H41 The Parade and Car Park, Ruddlesway, Windsor H42 Windsor and Eton Riverside Station Car Park E19 Centrica, Maidenhead Road, Windsor E20 Fairacres Industrial Estate, Tinkers Lane, Windsor E21 Imperial House, Alma Road, Windsor E22 East part of Vale Road Industrial Estate, Vale Road, Windsor E23 Vansittart Industrial Estate, Windsor E24 Windsor Dials, Arthur Road, Windsor WIN TA Centre, Bolton Road ZZ7 Cottages adjacent to Queen Annes Gate, Windsor ZZ8 Minton Place-Consort House, Victoria Street, Windsor ZZ9 Windsor Fire Station, St Marks Road ZZ15 Sawyers Close, Windsor
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H32: Area between Alma Road and Goslar Way, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Maidenhead and Cox Green
Site area 0.89 ha
Existing land use Brownfield Site – Holy Trinity Vicarage
Proposed land use Residential
SFRA Level 1 map Map 19 & 16 reference
November 2013 75 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 80% percentages) Flood Zone 2: 20%
Flood Zones The west of the site is within Flood Zone 2 and the rest is Flood Zone 2.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress The site is within Flood Zone 1 and Flood Zone 2.
Safe access and egress can be gained to the east of the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1 & 2.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 76 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H33: Area north of Hanover Way, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Windsor and Eton
Site area 0.33 ha
Existing land use Brownfield site currently occupied by industrial buildings and associated hard surfaces.
Proposed land use Residential
SFRA Level 1 map Map 16
November 2013 77 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 5% percentages) Flood Zone 2: 70% Flood Zone 3a: 25%
Flood Zones The majority of the site is located within Flood Zone 2 with small areas of Flood Zone 3a in the west and east of the site. An area to the south of the site is within Flood Zone 1.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.25-0.50m in the eastern corner of the site. Historical flooding The site is partly within the historic fluvial flood extent for the River Thames. There are areas west of the site boundary with a history of flooding from sewers and other sources. Consideration should be given to the effect of these flood risks to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress is available to the south of the site along Hanover Way.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1, 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 78 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H34: Crown House and Charriott House, Victoria Street, Windsor
Location Windsor and Eton
Site area 0.30 ha
Existing land use A brownfield site currently occupied by commercial buildings.
Proposed land use Residential
SFRA Level 1 map Map 16 & 19 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are some historic incidents of flooding from an unknown source in Victoria Street. Consideration should be given to whether these flood risks could affect the proposed development.
November 2013 79 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not in an area benefiting from flood defences. Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% but less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 80 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H35: Keeler, Ellison Close, Windsor
Location Windsor and Eton
Site area 0.97 ha
Existing land use A brownfield site currently occupied by an industrial building with associated hard surfaces.
Proposed land use Residential
SFRA Level 1 map Map 18 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not shown to be within an area benefiting from flood defences.
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Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 or the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is not within an area at risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 82 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H36: Land rear of 38-39 Peascod Street, and Telephone Exchange, Bachelors Acre, Windsor
Location Windsor and Eton
Site area 0.68 ha
Existing land use A brownfield site currently occupied by commercial properties and associated car parking.
Proposed land use Residential
SFRA Level 1 map Map 16 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1. Further north west of the site are higher flood risk areas associated with the River Thames.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth
November 2013 83 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Historical flooding There are historic incidents of basement flooding from an unknown source in William Street and surface water flooding from the July ’07 event in Peascod Street. Consideration should be given to the effect of these flood risks to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 84 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H37: Alma Road Car Park, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Windsor and Eton
Site area 0.41 ha
Existing land use Brownfield Site, existing car park.
Proposed land use Residential
SFRA Level 1 map Map 16 reference
November 2013 85 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 15% percentages) Flood Zone 3a: 85%
Flood Zones The majority of the site is located within Flood Zone 3a with small section located within Flood Zone 2 along the northern boundary of the site.
The site is surrounded by Flood Zone 3a and Flood Zone 2.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 1.00-1.25m in the south east corner of the site.
Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a and Flood Zone 2. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 86 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H38: River Street and Thames Street Car Parks, Windsor
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Windsor & Eton Site area 0.83 ha Existing land use The site is currently occupied by a two car parks with River Street running through the middle. Proposed land use Residential
SFRA Level 1 map Map 16 reference
November 2013 87 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 23% percentages) Flood Zone 2: 70% Flood Zone 3a: 1% Flood Zone 3b: 3% Flood Zone 3b developed: 3%
Flood Zones The majority of the site is located within Flood Zone 2 however there are very small areas of Flood Zone 3a and 3b in the north of the site. There are also sections of Flood Zone 1 in the south and east of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth and Hazard Thames Flood Model is 1.75-2.00m in the north of the site and the maximum hazard class is Hazard for All.
Historical flooding The north western section of the site is located within the historic fluvial flood extent for the River Thames broadly matching the extent of Flood Zone 2. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress is available to the south of the site along River Street.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1, 2, 3a, 3b & 3b Developed.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 88 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H39: Riverside Walk Office Building, Windsor
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Windsor & Eton
Site area 0.21 ha
Existing land use The site is currently occupied by a single commercial property.
Proposed land use Residential
SFRA Level 1 map Map 16 reference
November 2013 89 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 50% percentages) Flood Zone 2: 15% Flood Zone 3a: 35%
Flood Zones The site is split between Flood Zones 1, 2 and 3a with the highest risk areas being in the north of the site adjacent to the River Thames. Areas to the south of the site are within Flood Zone 1 and the River Thames is located immediately to the north.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth and Hazard Thames Flood Model is 1.75-2.00m in the north west of the site and the maximum hazard class is Hazard for All.
Historical flooding There are several historic incidents of basement flooding in Riverside Walk and Farm Yard. Consideration should be given to the effect of this flood risk to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress is available to the south of the site along Riverside Walk or Farm Yard to the south of the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1, 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 90 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H40: Thames Court, Victoria Street, Windsor
Location Windsor and Eton
Site area 0.20 ha
Existing land use A brownfield site currently occupied by a commercial building and associated car parking.
Proposed land use Residential
SFRA Level 1 map Map 19 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from an unknown source near to the site in Victoria Street. Consideration should be given to whether this flood risk could affect the proposed development.
November 2013 91 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 92 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H41: The Parade and Car Park, Ruddlesway, Windsor
Location Windsor and Eton
Site area 0.61 ha
Existing land use A brownfield site currently occupied by a car park, a single commercial property and some green space.
Proposed land use Residential
SFRA Level 1 map Map 18 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from an unknown source and sewer flooding near to the site on Ruddlesway and Pierson Road. Consideration should be given to whether this flood risk could affect the proposed
November 2013 93 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
development.
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 94 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H42: Windsor and Eton Riverside Station Car Park, Windsor
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Windsor & Eton
Site area 0.99 ha
Existing land use The site is currently occupied by a car park.
Proposed land use Residential
SFRA Level 1 map Map 16 reference
November 2013 95 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 70% percentages) Flood Zone 2: 15% Flood Zone 3b: 15%
Flood Zones The majority of the site is located within Flood Zone 1 however some areas adjacent to the River Thames (to the west) are located within Flood Zone 2 and 3b. The area to the south of the site is within Flood Zone 1 but areas to the north and east are within Flood Zone 3b.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth and Hazard Thames Flood Model is 1.75-2.00m in the west and north west corner of the site. The maximum hazard class is Hazard for All.
Historical flooding The western section of the site is located within the historic fluvial flood extent for the River Thames broadly matching the extent of Flood Zone 2. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress is available to the south of the site along Riverside Walk.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1, 2 & 3b.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 96 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E19: Centrica, Maidenhead Road, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Windsor & Eton Site area 0.21 ha Existing land use The site is currently occupied by a commercial properties and associated car parking.
Proposed land use Employment
SFRA Level 1 map Map 16 reference
November 2013 97 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 100% percentages)
Flood Zones The site is entirely located within Flood Zone 2. The majority of the area surrounding the site is within Flood Zone 2 with and area of Flood Zone 3a to the east and the River Thames to the west.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.00-0.25m. Historical flooding The site is almost entirely located within the historic fluvial extent associated with the River Thames. Consideration should be given to fluvial flood risk at the site.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 2, 3a and 3b. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 98 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E20: Fairacres Industrial Estate, Tinkers Lane, Windsor
Location Windsor and Eton
Site area 2.47 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 15, 16 & 18 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding Records indicate that the site has flooded in the past due to sewer flooding. Consideration should be given to sewer flooding at the site. Flood defences The site is not in an area benefiting from flood defences.
November 2013 99 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 100 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E21: Imperial House, Alma Road, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Windsor and Eton
Site area 1.84 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 19 reference
November 2013 101 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 20% percentages) Flood Zone 2: 80%
Flood Zones The majority of the site is located within Flood Zone 2 with an area of Flood Zone 1 towards the south east of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 1.25-1.50m in the centre of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress The majority of the site is located within Flood Zone 2 with an area of Flood Zone 1 towards the south east of the site.
Safe access and egress can be granted towards the east of the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1 & 2.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 102 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E22: East part of Vale Road Industrial Estate, Vale Road, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Windsor and Eton Site area 1.93 ha Existing land use A brownfield site currently occupied by industrial buildings and associated hard surfaces.
Proposed land use Employment
SFRA Level 1 map Map 16 reference
November 2013 103 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 10% percentages) Flood Zone 3a: 90%
Flood Zones The majority of the site is located within Flood Zone 3a with small islands of Flood Zone 2 particularly in the south west of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.50-0.75m in the east of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. In close proximity to the site are areas with a history of flooding from sewers and other sources. Consideration should be given to the effect of each flood risk to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 104 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E23: Vansittart Industrial Estate, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Windsor & Eton Site area 2.07 ha Existing land use The site is currently occupied by the commercial properties of Vansittart Industrial Estate and associated hard surfaces. Proposed land use Employment
SFRA Level 1 map Map 16 reference
November 2013 105 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 3a: 100% percentages)
Flood Zones The site is wholly within Flood Zone 3a with Flood Zone 2 along the edge of the northern boundary. The River Thames is located north of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 1.25-1.50m in the south of the site.
Historical flooding The site is almost entirely located within the historic fluvial extent associated with the River Thames. There are also historic incidents of flooding from an unknown source on Alma Road to the east and from the surface water flooding event of July ’07 on Oxford Road in close proximity to the site. Consideration should be given to the effect of these potential flood risks to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 2 and 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 106 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E24: Windsor Dials, Arthur Road, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Windsor and Eton
Site area 0.98 ha
Existing land use Brownfield Site for employment use
Proposed land use Employment use
SFRA Level 1 map Map 16 reference
November 2013 107 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 20% percentages) Flood Zone 3a: 80%
Flood Zones The majority of the site is located within Flood Zone 3a with small island of Flood Zone 2 located at the centre of the site.
The site is surrounded by Flood Zone 3a and Flood Zone 2.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 1.25-1.50m in the south west of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress The site is surrounded by areas within Flood Zone 3a and Flood Zone 2. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 108 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
WIN: TA Centre, Bolton Road
Location Windsor and Eton
Site area 0.50 ha
Existing land use A brownfield site currently occupied by commercial buildings with some residential in the south west corner of the site.
Proposed land use Residential
SFRA Level 1 map Map 19 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There is a historic incident of flooding from an unknown source on Wood Close to the south of the site. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 109 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 or the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area that is less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 110 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
ZZ7: Cottages adjacent to Queen Annes Gate, Windsor
Location Windsor
Site area 0.93 ha
Existing land use Brownfield Site – Housing
Proposed land use Housing
SFRA Level 1 map Map 19 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 111 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 and the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area that is less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 112 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
ZZ8: Minton Place / Consort House, Victoria Street, Windsor
Location Windsor and Eton
Site area 0.36 ha
Existing land use Brownfield Site – Commercial Use
Proposed land use Housing
SFRA Level 1 map Map 16 & 19 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood This site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
November 2013 113 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 50 and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 114 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
ZZ9: Windsor Fire Station, St Marks Road
Location Windsor
Site area 0.20 ha
Existing land use Brownfield Site – Housing
Proposed land use Housing
SFRA Level 1 map Map 16 & 19 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 115 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extent of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 116 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
ZZ15: Sawyers Close, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Windsor Site area 3.38 ha Existing land use Partly greenfield with some existing multi-storey residential buildings and hard surfaces in the centre of the site.
Proposed land use Residential
SFRA Level 1 map Map 16 reference
November 2013 117 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 75% percentages) Flood Zone 3a: 25%
Flood Zones The majority of the site is located within Flood Zone 2 with small areas of Flood Zone 3a particularly in the south east of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 0.50-0.75m in the south east of the site. Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Areas with a history of flooding from sewers and other sources are within the site to the south east. There are also several historic incidents from various flood sources, including the July ‘07 surface water flood event in close proximity to the site. Consideration should be given to the effect of these flood risks to the proposed development.
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress The safest route for emergency access and egress from the site is along Smiths Lane to the south of the site however the beginning of this route falls within Flood Zone 2. As such, emergency access and egress measures need to be considered in further detail.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 118 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
6 Individual Site Assessments – Parishes (Bisham)
6.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations one is located in the parish of Bisham. It is listed below. Refer Figure A for location of sites within Bisham Parish.
MAI Compound at Stubbings Road
November 2013 119 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
MAI: Compound at Stubbings Road
Location Bisham
Site area 1.22 ha
Existing land use A brownfield site.
Proposed land use Residential
SFRA Level 1 map Map 5 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
November 2013 120 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extent of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is not within an area at risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 121 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
7 Individual Site Assessments – Parishes (Bray)
7.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations three are located in the parish of Bray. They are listed below. Refer Figure A for location of sites within Bray Parish.
GB5 Garden Centre, Dedworth Road, Windsor GB6 Land at Water Oakley Farm, Windsor Road GB14 Squires Garden Centre, Maidenhead Road, Windsor
November 2013 122 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
GB5: Garden Centre, Dedworth Road, Windsor
Location Bray
Site area 1.27 ha
Existing land use Brownfield Site – Garden Centre
Proposed land use Housing
SFRA Level 1 map Map 16 & 18 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historical flood incidents within the vicinity of the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 123 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and the 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 124 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
GB6: Land at Water Oakley Farm, Windsor Road
Flood Zone Map
River Thames Flood Depth Map
Location Bray
Site area 9.04 ha
Existing land use Partly greenfield with some existing industrial and residential buildings particularly in the east of the site.
Proposed land use Residential
SFRA Level 1 map Map 12 & 15
November 2013 125 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 85% percentages) Flood Zone 2: 10% Flood Zone 3a: 4% Flood Zone 3b: 1%
Flood Zones The majority of the site is located within Flood Zone 1 with parts of the south east corner in Flood Zone 2 and the northern-most sector in Flood Zones 2, 3a and a small portion of 3b. The River Thames is located immediately to the north. River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth Thames Flood Model is 1.00-1.25m along the northern boundary of the site. Historical flooding A small section in the north of the site is within the historic fluvial flood extent for the River Thames. Immediately to the west of the site is an area with a history of flooding from sewers and there are various historic incidents of surface water flooding in close proximity to the site. Consideration should be given to the effect of these potential flood risks to the proposed development.
Flood defences The site is not shown to benefit from flood defences.
Safe access and egress Safe dry access and egress is available via Windsor Road (A308) to the south of the site which falls within Flood Zone 1.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1, 2, 3a & 3b. Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 126 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
GB14: Squires Garden Centre, Maidenhead Road, Windsor
Flood Zone Map
River Thames Flood Depth Map
Location Bray Site area 0.74 ha Existing land use The site is currently occupied by a single commercial property with associated car parking.
Proposed land use Residential
SFRA Level 1 map Map 15 reference
November 2013 127 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 90% percentages) Flood Zone 2: 10%
Flood Zones The site is primarily located within Flood Zone 1 with a small area of Flood Zone 2 in the east of the site. Directly north of the site are higher flood risk areas adjacent to the River Thames.
River Thames Flood The site is just south of the 1 in 100 River Thames flood plain. Depth Historical flooding There is a historic incident of flooding from an unknown source just west of the site and areas north of the site are within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of these flood risks to the proposed development.
Flood defences The site is not shown to benefit from flood defences.
Safe access and egress Safe access and egress is available to the south of the site along the A308.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1 & 2.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 128 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
8 Individual Site Assessments – Parishes (Cookham)
8.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations four are located in the parish of Cookham. They are listed below. Refer Figure A for location of sites within Cookham Parish.
H9 Cookham Gas Holder, Whyteladyes Lane, Cookham Rise H10 Payton House, Gorse Road, Cookham Rise ZZ13 Part of Lowe Mount Farm, Cookham ZZ14 Poundfield, Cookham
November 2013 129 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H9: Cookham Gas Holder, Whyteladyes Lane, Cookham Rise
Location Cookham
Site area 1.23 ha
Existing land use A brownfield site with existing industrial buildings including Cookham Gas Holder.
Proposed land use Residential
SFRA Level 1 map Map 3 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from an unknown source on Whyte Ladyes Lane. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 130 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 131 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H10: Payton House, Gorse Road, Cookham Rise
Location Cookham
Site area 0.29 ha
Existing land use A brownfield site currently occupied by a sheltered accommodation block.
Proposed land use Residential
SFRA Level 1 map Map 3 & 6 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic incidents of flooding within or close to the site.
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
November 2013 132 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Localised drainage Surface Water Issues & Flooding from The site is located 1 in 200 extent of the Flood Map for Surface Water other Sources (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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ZZ13: Part of Lower Mount Farm, Cookham
Location Cookham
Site area 5.16 ha
Existing land use Brownfield Site – Lower Mount Farm
Proposed land use Housing
SFRA Level 1 map Map 6 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood This site is not located within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
Flood defences The site is not in an area benefiting from flood defences.
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Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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ZZ14: Poundfield, Cookham
Location Cookham
Site area 5.93 ha
Existing land use Primarily greenfield with a few existing buildings.
Proposed land use Residential
SFRA Level 1 map Map 3 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within Flood Zone 1. Directly east of the site are higher flood risk areas associated with Fleet Ditch and Strand Water.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are various historic incidents of flooding from surface water and other sources on Burnt Oak and The Pound. Directly east of the site are areas within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of these potential flood risks to
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the proposed development.
Flood defences The site is not shown to benefit from flood defences.
Safe access and egress Safe access and egress is available via all routes north, west and south of the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 137 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
9 Individual Site Assessments – Parishes (Cox Green)
9.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations one is located in the parish of Cox Green. It is listed below. Refer Figure A for location of sites within Cox Green Parish.
E18 Woodlands Business Park, Woodlands Park, Maidenhead
November 2013 138 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E18: Woodlands Business Park, Woodlands Park, Maidenhead
Location Maidenhead and Cox Green
Site area 1.26 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 8 & 11 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
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Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 25% and less than 50% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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10 Individual Site Assessments – Parishes (Datchet)
10.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations three are located in the parish of Datchet. They are listed below. Refer Figure A for location of sites within Datchet Parish.
H11 Connection House, Slough Road, Datchet E5 Ditton Park, Datchet E6 Manor House Lane Industrial Estate, Datchet
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H11: Connection House, Slough Road, Datchet
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Datchet
Site area 0.10 ha
Existing land use The site is currently occupied by commercial properties.
Proposed land use Residential
SFRA Level 1 map Map 17 reference
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River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 3a: 100% percentages)
Flood Zones The site is wholly located within Flood Zone 3a and surrounded by areas of Flood Zone 3a.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth and Hazard Thames Flood Model is 0.25-0.50m and the maximum hazard class is Hazard for Most.
Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is located within the ‘Hazard for All’ category of the hazard due to defence failure (Refer to Figure G) associated with the Windsor Road defence. Consideration should be given to the effects of defence failure.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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E5: Ditton Park, Datchet
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Datchet
Site area 19.57 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 17 reference
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River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 60% percentages) Flood Zone 2: 30% Flood Zone 3a: 10%
Flood Zones The majority of the site is located within an island of Flood Zone 1. However towards the middle of the site there is an area of Flood Zone 2 and Flood Zone 3a.
The site is surrounded by Flood Zone 2 and Flood Zone 3a.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth and Hazard Thames Flood Model is 0.25-0.50m in the south east of the site and the maximum hazard class is Hazard for Most also in the south east of the site.
Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Local flood risk issues to the site include sewer flooding on Ditton Road.
Flood defences The site is in an area not benefiting from flood defences.
Safe access and egress The site is surrounded by Flood Zone 2 and Flood Zone 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1, 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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E6: Manor House Lane Industrial Estate, Datchet
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Datchet Site area 0.62 ha Existing land use Brownfield site with existing industrial buildings and associated car parking areas along Manor House Lane.
Proposed land use Employment
SFRA Level 1 map Map 17 reference
November 2013 146 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 3a: 45% percentages) Flood Zone 3b developed: 55%
Flood Zones The site is divided between Flood Zones 3a and 3b, alternating between the two across the length of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth and Hazard Thames Flood Model is 0.25-0.50m in the north west of the site and the maximum hazard class is Hazard for Most.
Historical flooding The site is wholly within the historic fluvial flood extent for the River Thames. There are two historic incidents of basement flooding just north of the site. Consideration should be given to the effect of these flood risks to the proposed development.
Flood defences A small area in the north of the site is located within the ‘Hazard for Most’ category of the hazard due to defence failure (refer to Figure G) associated with the Datchet Bund defence. Consideration should be given to the effect of this flood risk to the proposed development.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a or 3b. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 50% and less than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 3a & 3b Developed.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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11 Individual Site Assessments – Parishes (Hurley)
11.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations one is located in the parish of Hurley. It is listed below. Refer Figure A for location of sites within Hurley Parish.
GB7 Park House, Warren Row Road, Warren Row
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GB7: Park House, Warren Row Road, Warren Row
Location Hurley and the Walthams
Site area 0.48 ha
Existing land use A brownfield site currently occupied by commercial buildings and associated car parking.
Proposed land use Residential
SFRA Level 1 map Map 4 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not shown to be within an area benefiting from flood defences.
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Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is not within an area at risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 150 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
12 Individual Site Assessments – Parishes (Old Windsor)
12.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations two are located in the parish of Old Windsor. They are listed below. Refer Figure A for location of sites within Old Windsor Parish.
H31 95 Straight Road, Old Windsor H43 Straight Works, Straight Road, Old Windsor
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H31: 95 Straight Road, Old Windsor
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Old Windsor Site area 0.28 ha
Existing land use The site is currently occupied by a car salesroom.
Proposed land use Residential
SFRA Level 1 map Map 19 reference
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River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 3a: 100% percentages)
Flood Zones The site is wholly located within Flood Zone 3a and surrounded by areas of Flood Zone 3a.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth and Hazard Thames Flood Model is 0.00-0.25m in the centre of the site and the maximum hazard class is Very Low Hazard.
Historical flooding Approximately 70% of the site is within the historic fluvial flood extent for the River Thames with the north eastern section being outside. Consideration should be given to the effect of this fluvial flood risk to the proposed development.
Flood defences The site is located within the ‘Hazard for Some’ category of the hazard due to defence failure (Refer to Figure G) associated with the Old Windsor defence. Consideration should be given to the effects of defence failure.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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H43: Straight Works, Straight Road, Old Windsor
Flood Zone Map
River Thames Flood Depth Map River Thames Hazard Map
Location Old Windsor Site area 0.55 ha Existing land use Brownfield site with some existing industrial buildings and associated hard surfaces.
Proposed land use Residential
SFRA Level 1 map Map 19 reference
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River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 2: 1% percentages) Flood Zone 3a: 99%
Flood Zones The majority of the site is located within Flood Zone 3a with a very small area falling within Flood Zone 2 in the south west corner of the site.
River Thames Flood The maximum 1 in 100 depth on site from the Environment Agency River Depth and Hazard Thames Flood Model is 0.50-0.75m in the centre of the site and the maximum hazard class is Hazard for Most.
Historical flooding A large proportion of the site is within the historic fluvial flood extent for the River Thames. Consideration should be given to the effect of this fluvial flood risk to the proposed development. Flood defences The site is wholly located within the ‘Hazard for Some’ category of the hazard due to defence failure (refer to Figure G) associated with the Old Windsor Embankment defence. Consideration should be given to consequences of this defence failing.
Safe access and egress The site is entirely surrounded by areas within Flood Zone 3a or 2. Emergency access and egress measures need to be considered.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extents of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 2 & 3a.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 155 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
13 Individual Site Assessments – Parishes (Sunningdale)
13.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations four are located in the parish of Hurley. They are listed below. Refer Figure A for location of sites within Hurley Parish.
H4 Sunningdale Station and Car Park, Sunningdale H6 The Big Cedar, London Road, Sunningdale H7 High Peak, off London Road, Sunningdale ZZ5 Sunningdale car park and surroundings
November 2013 156 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H4: Sunningdale Station and Car Park, Sunningdale
Location Ascot, Sunninghill and Sunningdale
Site area 0.71 ha
Existing land use A brownfield site currently occupied by Sunningdale Train Station and associated car park.
Proposed land use Residential
SFRA Level 1 map Map 26 & 27 reference River Catchment Chertsey Bourne
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1. There are areas within Flood Zones 2 and 3a just west of the site.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding An area south west of the site has a history of sewer flooding. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 157 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 extent but is within the 1 in 200 other Sources extent of the Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is not in an area at risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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H6: The Big Cedar, London Road, Sunningdale
Location Ascot, Sunninghill and Sunningdale
Site area 0.60 ha
Existing land use Brownfield Site – Housing
Proposed land use Housing
SFRA Level 1 map Map 27 reference River Catchment Chertsey Bourne
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 159 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and the 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area that is less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 160 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H7: High Peak, off London Road, Sunningdale
Location Ascot, Sunninghill and Sunningdale
Site area 1.04 ha
Existing land use A partly greenfield site with some existing residential properties.
Proposed land use Residential
SFRA Level 1 map Map 26 & 27 reference River Catchment Chertsey Bourne
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not within the vicinity of any historical flooding incidents.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 161 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 or the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is not in an area at risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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ZZ5: Sunningdale car park and surroundings
Location Ascot
Site area 1.67 ha
Existing land use Brownfield Site – Sunningdale Car Park
Proposed land use Mixed Use
SFRA Level 1 map Map 27 reference River Catchment Chertsey Bourne
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 163 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 but is within the 1 in 200 extents other Sources of the Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area that is less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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14 Individual Site Assessments – Parishes (Sunninghill and Ascot)
14.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations 14 are located in the parish of Sunninghill and Ascot. They are listed below. Refer Figure A for location of sites within Sunninghill and Ascot Parish.
H1 Ascot Gas Holder Site, Sunningdale H2 Hope Technical Developments Ltd, and land to east of Course Road, Ascot H3 Kenilworth, Windsor Road North Ascot H5 Telephone Exchange, Upper Village Road, Sunninghill H8 Old Huntsman's House, Kennel Avenue, North Ascot E1 Ascot Business Park, South Ascot E2 Queens Road Industrial Estate, Sunninghill E3 Silwood Park, Sunningdale GB1 Ascot Station Car Park and Cloverleaf Cars, Ascot GB3 Ascot Centre Regeneration Area ZZ2 Heatherwood Hospital ZZ3 Ashurst Manor, Church Lane ZZ4 Sunningdale Park, Larch Avenue ZZ6 Shorts Recycling Centre, St George's Lane, Ascot
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H1: Ascot Gas Holder Site, Sunninghill
Location Ascot, Sunninghill and Sunningdale
Site area 2.08 ha
Existing land use Brownfield Site – Gas Works
Proposed land use Housing
SFRA Level 1 map Map 26 & 27 reference River Catchment Chertsey Bourne
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
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Flood defences The site is not within an area benefiting from flood defences. Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and the 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area that is less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 167 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H2: Hope Technical Developments Ltd, and land to east of Course Road, Ascot
Location Ascot, Sunninghill and Sunningdale
Site area 0.41 ha
Existing land use A brownfield site currently occupied with garages and green space.
Proposed land use Residential
SFRA Level 1 map Map 24 reference River Catchment Chertsey Bourne
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not within the vicinity of any historical flooding incidents.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 168 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 or the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 169 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H3: Kenilworth, Windsor Road North Ascot
Location Ascot, Sunninghill and Sunningdale
Site area 0.30 ha
Existing land use A brownfield site occupied by a single residential property.
Proposed land use Residential
SFRA Level 1 map Map 24 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth
Historical flooding The site is not within the vicinity of any historical flooding incidents.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 170 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extent of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 171 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H5: Telephone Exchange, Upper Village Road, Sunninghill
Location Ascot, Sunninghill and Sunningdale
Site area 0.21 ha
Existing land use A brownfield site currently occupied by a commercial building.
Proposed land use Residential
SFRA Level 1 map Map 26 & 27 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not within the vicinity of any historical flooding incidents.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 172 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 or the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is not in an area at risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 173 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
H8: Old Huntsman's House, Kennel Avenue, North Ascot
Location Ascot, Sunninghill and Sunningdale
Site area 0.69 ha
Existing land use A partly greenfield site with an existing residential building.
Proposed land use Residential
SFRA Level 1 map Map 24 reference River Catchment Chertsey Bourne
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is wholly within and surrounded by Flood Zone 1. There are areas within Flood Zones 2 and 3a north west of the site.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic incidents of flooding within or close to the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 174 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 or the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 175 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E1: Ascot Business Park, South Ascot
Location Ascot, Sunninghill and Sunningdale
Site area 3.98 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 24 & 26 reference River Catchment Chertsey Bourne
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 176 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and the 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area that is less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 177 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E2: Queens Road Industrial Estate, Sunninghill
Location Ascot, Sunninghill and Sunningdale
Site area 0.45 ha
Existing land use A brownfield site currently occupied by commercial buildings and associated car parking.
Proposed land use Employment Use
SFRA Level 1 map Map 26 reference River Catchment Chertsey Bourne
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not within or near to the historic fluvial flood extent for the River Thames and there are no historic incidents of flooding nearby.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 178 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 200 extent of the Flood Map for Surface other Sources Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within an area less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 179 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E3: Silwood Park, Sunningdale
Location Ascot, Sunninghill and Sunningdale
Site area 9.53 ha
Existing land use Brownfield Site – Silwood Park, Imperial College
Proposed land use Employment Use
SFRA Level 1 map Map 24, 25, 26 & 27 reference River Catchment Chertsey Bourne
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 180 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and the 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is not within an area at risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 181 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
GB1: Ascot Station Car Park and Cloverleaf Cars, Ascot
Location Ascot, Sunninghill and Sunningdale
Site area 1.26 ha
Existing land use A brownfield site currently occupied by a single commercial property and the car park for Ascot train station.
Proposed land use Residential
SFRA Level 1 map Map 24 & 26 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There is a historic incident of flooding from an unknown source just west of the site boundary on Station Hill. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 182 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not within an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 183 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
GB3: Ascot Centre Regeneration Area
Location Ascot, Sunninghill and Sunningdale
Site area 18.46 ha
Existing land use Brownfield Site – Commercial/Industrial Use
Proposed land use Regeneration
SFRA Level 1 map Map 26 & 24 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1. It is noted that a drain is located within the site boundary. The flood risk associated with this drain should be considered.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
November 2013 184 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not in an area benefiting from flood defences.
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than equal to 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 185 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
ZZ2: Heatherwood Hospital
Location Ascot
Site area 7.44 ha
Existing land use Brownfield Site – Heatherwood Hospital
Proposed land use Mixed Use
SFRA Level 1 map Map 26 reference River Catchment Chertsey Bourne
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
Flood defences The site is not in an area benefiting from flood defences.
November 2013 186 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 187 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
ZZ3: Ashurst Manor, Church Lane
Location Ascot
Site area 2.13 ha
Existing land use A brownfield site currently occupied by Ashfield Manor, a commercial building with associated car parking.
Proposed land use Residential
SFRA Level 1 map Map 24, 26 & 27 reference River Catchment Chertsey Bourne
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from an unknown source near to the site on the B3020 Sunninghill Road. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 188 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not shown to benefit from flood defences.
Safe access and egress Safe access and egress is not an issue at this site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 or the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area that has less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 189 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
ZZ4: Sunningdale Park, Larch Avenue
Location Broomhall
Site area 4.08 ha
Existing land use Brownfield Site – Commercial Use
Proposed land use Mixed Use
SFRA Level 1 map Map 27 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
Flood defences The site is not in an area benefiting from flood defences.
November 2013 190 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 191 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
ZZ6: Shorts Recycling Centre, St George's Lane, Ascot
Location Ascot
Site area 5.67 ha
Existing land use Brownfield Site – Shorts Recycling Centre
Proposed land use Mixed Use
SFRA Level 1 map Map 24 & 26 reference River Catchment Chertsey Bourne
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are no historic flood incidents within the vicinity of the site.
Flood defences The site is not within an area benefiting from flood defences.
November 2013 192 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is not located within the 1 in 30 and the 1 in 200 extents of the other Sources Flood Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within an area that is less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map. Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 193 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
15 Individual Site Assessments – Parishes (White Waltham)
15.1 Order of Presentation
Of the 89 site identified by The Royal Borough as being potential site allocations five are located in the parish of White Waltham. They are listed below. Refer Figure A for location of sites within White Waltham Parish.
E7 Barloworld, Littlewick Green E8 Grove Business Park, Cannon Lane, White Waltham E9 Maidenhead Office Park, Westacott Way, Little Green GB9 North west part of Grove Business Park, Cannon Lane, White Waltham GB10 Woolley Hall and Woolley Grange, Westacott Way, Littlewick Green
November 2013 194 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E7: Barloworld, Littlewick Green
Location Hurley and the Walthams
Site area 1.77 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 7, 8 & 11 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
Flood defences The site is not in an area benefiting from flood defences.
November 2013 195 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 196 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E8: Grove Business Park, Cannon Lane, White Waltham
Location Hurley and the Walthams
Site area 5.55 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 7 & 11 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
Flood defences The site is not in an area benefiting from flood defences.
November 2013 197 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than equal to 25% and less than 50% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 198 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
E9: Maidenhead Office Park, Westacott Way, Little Green
Location Hurley and the Walthams
Site area 13.33 ha
Existing land use Brownfield Site – Employment Use
Proposed land use Employment Use
SFRA Level 1 map Map 7, 8 & 11 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages)
Flood Zones The site is within Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding The site is not associated with any forms of historic flooding
Flood defences The site is not in an area benefiting from flood defences.
November 2013 199 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Safe access and egress Safe access and egress is not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within the 1 in 30 and 1 in 200 extents of the Flood Map other Sources for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency.
Groundwater The site is within the greater than or equal to 75% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
November 2013 200 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
GB9: North west part of Grove Business Park, Cannon Lane, White Waltham
Location Hurley and the Walthams
Site area 5.19 ha
Existing land use A brownfield site with existing commercial buildings of Grove Business Park. Includes associated hard surfaces and some green spaces.
Proposed land use Residential
SFRA Level 1 map Map 11 reference River Catchment River Thames
Description of Flood Risk NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There are historic incidents of flooding from an unknown source and highway flooding on Waltham Road. Consideration should be given to the effect of this flood risk to the proposed development.
November 2013 201 STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the greater than or equal to 25% and less than 50% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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GB10: Woolley Hall and Woolley Grange, Westacott Way, Littlewick Green
Location Hurley and the Walthams
Site area 14.70 ha
Existing land use A partly greenfield site with existing office buildings at Woolley Hall and Woolley Grange.
Proposed land use Residential
SFRA Level 1 map Map 8 reference River Catchment River Thames
Description of Flood Risk
NPPF Flood Zones (with Flood Zone 1: 100% percentages) Flood Zones The site is wholly within and surrounded by Flood Zone 1.
River Thames Flood The site is not within the 1 in 100 River Thames flood plain. Depth Historical flooding There is a historic incident of surface water flooding from the July ’07 event in close proximity to the site. Consideration should be given to the effect of this flood risk to the proposed development.
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Flood defences The site is not shown to be within an area benefiting from flood defences.
Safe access and egress Safe access and egress measures are not an issue at the site.
Localised drainage Surface Water Issues & Flooding from The site is located within both the 1 in 30 and 1 in 200 extents of the Flood other Sources Map for Surface Water (FMfSW). This information is available from the RBWM PFRA and the Environment Agency. Consideration should be given to surface water flood risk.
Groundwater The site is within the less than 25% risk of groundwater flooding on the Areas Susceptible to Groundwater Flooding (AStGWF) map.
Development Control Refer to the table in Section 6.4.4 of the Level 1 SFRA for development control guidance.
Spatial Planning Refer to Section 6.6.1 of the Level 1 SFRA and the table in Section 6.4.4 for spatial planning guidance for developments located within Flood Zone 1.
Surface Water Refer to the Section 6.6.3 of the Level 1 SFRA for surface water Management management guidance.
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16 Sequential Test Methodology
16.1 Overview
80. Two basic steps were followed in undertaking the sequential test process for the relevant sites. The November 2013 SFRA included a review of all potential housing, employment and other sites which were overlaid onto the adopted Level 1 SFRA flood zones.
81. Within Tables B1 (housing) and B2 (employment) (refer Appendix B), information on the locality of each nominated site; the flood zone within which that site falls; and other flood risk sources are summarised. The tables also adopt a 'traffic light' system to show the flood risk vulnerability and flood zone ‘compatibility’ of each site according to the classifications in Table 3 of the NPPF.
82. The Council had already undertaken a screening exercise as described in Section 2 of this report. This has provided a list of sites that were not considered appropriate for development for other planning reasons (including being located in functional floodplain 3b or being too small).
83. The flowchart in Table 3 identifies the series of questions that next needs to be answered in undertaking the Sequential Test.
16.2 Sequential Test Site Selection Assumptions
84. For the purposes of the Sequential Test, sites identified for the same uses were grouped together.
85. This Sequential Test has sought to assess two different data sets to identify alternative sites:
¾ Strategic Housing Land Availability Assessment (SHLAA) (published December 2011)
¾ Employment Land Review (ELR) (published September 2009)
Other Assumptions
86. For the purposes of the Sequential Test, surface water flooding was not factored into assumptions. This is because it was considered that surface water would, instead, need to be taken into account in individual site assessments at FRA level.
87. When identifying the Main Flood Zone identified in Tables B1 and B2 (refer Appendix B) a cautious approach has been followed whereby the highest risk flood zone in which the site is located has been used, even if only a marginal area of the site is affected.
88. The next stage that has been followed in the sequential approach, however, ranks potential allocation sites according to the proportion of each site that sits in Flood Zone 1, Flood Zone 2, Flood Zone 3a and Flood Zone 3b respectively. This is to avoid sites such as Land at Water Oakley Farm and Windsor and Eton Riverside Station car park, for instance, which have marginal elements in Flood Zone 3b (1% and 15% respectively) but which are mostly located in Flood Zone 1 (85% and 70% respectively), being ranked below sites that are located 100% in Flood Zone 3a.
89. Where a site passes the Sequential Test, there may then be the requirement under NPPF to proceed to the Exception Test. The Main Flood Zone provides a clear guide for which sites will need to undergo this test. Development of individual sites depends on both parts of the Exception Test being passed. Refer to Section 2.4.
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16.3 Sequential Test Site Selection
90. The flowchart undertaken for the Level 1 SFRA Addendum for the Area Action Plan was used as a guideline process to applying the Sequential Test to the 89 sites. Many of the sites within the SHLAA and the ELR were discounted by the Council for other planning reasons as discussed above.
Table 3 - Sequential Test and Exception Test Flowchart – Based on Fig 4.1 ‘Development and Flood Risk Practice Guide, DCLG, June 2008)
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16.4 Housing Sequential Test
91. Of all the sites appraised in terms of housing, the 64 remaining sites have been assessed in more detail and ranked according to the proportion of each flood zone that they fall within. The results of this assessment are provided as Table B1 in Appendix B.
Rank 1 – 100% in Flood Zone 1
92. Table B2 indicates that of the 64 housing sites the following 42 are in Rank 1:
¾ 150 Bath Road, Maidenhead ¾ Ascot Gas Holder Site, Sunninghill ¾ Ascot Station Car Park and Cloverleaf Cars, Ascot ¾ Ashurst Manor, Church Lane ¾ Belmont Place, Belmont Road, Maidenhead ¾ Berkshire House, High Street, Maidenhead ¾ Compound at Stubbings Road ¾ Cookham Gas Holder, Whyteladyes Lane, Cookham Rise ¾ Cottages adjacent to Queen Anne's Gate, Windsor ¾ Crown House and Charriott House, Victoria Street, Windsor ¾ DTC, Gringer Hill, Maidenhead ¾ Garden Centre, Dedworth Road, Windsor ¾ Heatherwood Hospital ¾ High Peak, off London Road, Sunningdale ¾ Hope Technical Developments Ltd, and land to east of Course Road, Ascot ¾ Keeler, Ellison Close, Windsor ¾ Kenilworth, Windsor Road, North Ascot ¾ Land rear of 38-39 Peascod Street, and Telephone Exchange, Bachelors Acre, Windsor ¾ Maidenhead Lawn Tennis Club, All Saints Avenue, Maidenhead ¾ Middlehurst, Boyn Valley Road, Maidenhead ¾ Minton Place / Consort House, Victoria Street, Windsor ¾ North west part of Grove Business Park, Cannon Lane, White Waltham ¾ Old Huntsman's House, Kennel Avenue, North Ascot ¾ Park House, Warren Row Road, Warren Row ¾ Part of Lower Mount Farm, Cookham ¾ Payton House, Gorse Road, Cookham Rise ¾ Polestar Taylowe Building, Furze Platt Industrial Estate, Maidenhead ¾ Poundfield ¾ Shoppenhangers Manor, Manor Lane, Maidenhead ¾ Shorts Recycling Centre, St George's Lane, Ascot ¾ Sunningdale car park and surrounds ¾ Sunningdale Park, Larch Avenue ¾ Sunningdale Station and Car Park, Sunningdale ¾ TA Centre, Bolton Road ¾ Telephone Exchange, Upper Village Road, Sunninghill ¾ Thames Court, Victoria Street, Windsor ¾ The Big Cedar, London Road, Sunningdale ¾ The Parade and Car Park, Ruddlesway, Windsor ¾ Western section of Kings Grove Industrial Estate, Boyn Valley Road, Maidenhead ¾ Windsor Fire Station, St Marks Road
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¾ Woolley Hall and Woolley Grange, Westacott Way, Littlewick Green
93. Based on the flowchart in Table 3 as these sites are located in Flood Zone 1 they are considered appropriate for development and have passed the Sequential Test. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, a site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
Rank 2 – Over 50% of the site in Flood Zone 1
94. The following sites are in Rank 2:
¾ Squires Garden Centre, Maidenhead Road, Windsor ¾ Area between Alma Road and Goslar Way, Windsor ¾ Stafferton Way, Former Park and Ride, Maidenhead ¾ Riverside Walk Office Building, Windsor ¾ Land at Water Oakley Farm, Windsor Road ¾ Windsor and Eton Riverside Station Car Park, Windsor
95. Of these six sites, Squires Garden Centre, Area between Alma Road and Goslar Road, and Stafferton Way are located entirely in Flood Zones 1 & 2. There are no alternative sites in areas of lesser flood risk (the Rank 1 sites are all required for the RBWM to deliver its housing requirements) therefore these three sites can be considered to pass the Sequential Test. The proposed housing use for these sites is ‘More Vulnerable’ which is considered appropriate in Flood Zones 1 and 2 in NPPF therefore there is no requirement for an Exception Test. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, developers preparing site layouts should take a sequential approach and utilise areas of the site at lowest flood risk first (i.e. Flood Zone 1 followed by Flood Zone 2). A site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
96. Riverside Walk contains 35% Flood Zone 3a but has been ranked above Land at Water Oakley Farm and Windsor and Eton Riverside Station Car Park (4% & 0% respectively) because they also contain small areas of Flood Zone 3b Functional Floodplain (1% & 15%). The sites contain between 50 – 85% Flood Zone 1 and 10 – 15% Flood Zone 2 which means that the proposed housing use is possibly appropriate. Based on the flowchart in Table 3 all of these sites therefore require the Exception Test to be applied. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, developers preparing site layouts should take a sequential approach and utilise areas of the site at lowest flood risk first (i.e. Flood Zone 1 followed by Flood Zone 2). A site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
Rank 3 – Over 50% of the site in Flood Zone 2
97. The following sites are in Rank 3:
¾ Summerleaze office and workshop, Summerleaze Road ¾ Cedar Park, Cedars Road, Maidenhead ¾ Area north of Hanover Way, Windsor ¾ Sawyers Close, Windsor ¾ River Street and Thames Street car parks, Windsor
98. These five sites all contain between 70 – 85% Flood Zone 2 but also contain between 1 – 20% of Flood Zone 3a. River Street and Thames Street car parks contain the largest proportion of Flood Zone 1 (23%) but because it also contains 15% Flood Zone 3b
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Functional Floodplain it has been ranked last. There are no alternative sites in areas of lesser flood risk (the Rank 1 and 2 sites are all required for the RBWM to deliver its housing requirements). The sites contain between 0 – 23% Flood Zone 1 and 70 – 85% Flood Zone 2 which means that the proposed housing use is possibly appropriate. Based on the flowchart in Table 3 all of these sites therefore require the Exception Test to be applied. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, developers preparing site layouts should take a sequential approach and utilise areas of the site at lowest flood risk first (i.e. Flood Zone 1 followed by Flood Zone 2 followed by Flood Zone 3a). A site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
Rank 4 – Over 50% of the site in Flood Zone 3a
99. The following sites are in Rank 4:
¾ Part of Reform Road Industrial Estate ¾ 3-9 Bridge Avenue, Maidenhead ¾ Exclusive House, Oldfield Road, Maidenhead ¾ Alma Road Car Park, Windsor ¾ Land to rear of Whitebrook Park, Lower Cookham Road, Maidenhead ¾ Straight Works, Straight Road, Old Windsor
100. These six sites contain 60 – 99% Flood Zone 3a and 1 – 40% Flood Zone 2. There are no alternative sites in areas of lesser flood risk (the Rank 1, 2 and 3 sites are all required for the RBWM to deliver its housing requirements). In light of this, development of these sites is considered appropriate dependant on the outcome of the Exception Test. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
Rank 5 – Flood Zone 3a
101. The following sites are in Rank 5:
¾ 95 Straight Road, Old Windsor ¾ Connection House, Slough Road, Datchet ¾ 12-13 Bridge Avenue, Maidenhead ¾ 35, 37 and 33 Velmead Works Lower Cookham Road, Maidenhead ¾ Employment areas to the east of Oldfield Rd, Maidenhead
102. These five sites all contain 100% Flood Zone 3a and have been listed according to anticipated flood depths on site (lesser depth first). There are no alternative sites in areas of lesser flood risk (the Rank 1, 2, 3 & 4 sites are all required for the RBWM to deliver its housing requirements). In light of this, development of these sites is considered appropriate dependant on the outcome of the Exception Test. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
16.5 Conclusion
103. Based on the application of the flowchart in Table 3 above 45 potential housing allocation sites have passed the Sequential Test and the following 19 require the Exception Test to be applied:
¾ Riverside Walk Office Building, Windsor ¾ Land at Water Oakley Farm, Windsor Road ¾ Windsor and Eton Riverside Station Car Park, Windsor ¾ Summerleaze office and workshop, Summerleaze Road ¾ Cedar Park, Cedars Road, Maidenhead
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¾ Area north of Hanover Way, Windsor ¾ Sawyers Close, Windsor ¾ River Street and Thames Street car parks, Windsor ¾ Part of Reform Road Industrial Estate ¾ 3-9 Bridge Avenue, Maidenhead ¾ Exclusive House, Oldfield Road, Maidenhead ¾ Alma Road Car Park, Windsor ¾ Land to rear of Whitebrook Park, Lower Cookham Road, Maidenhead ¾ Straight Works, Straight Road, Old Windsor ¾ 95 Straight Road, Old Windsor ¾ Connection House, Slough Road, Datchet ¾ 12-13 Bridge Avenue, Maidenhead ¾ 35, 37 and 33 Velmead Works Lower Cookham Road, Maidenhead ¾ Employment areas to the east of Oldfield Rd, Maidenhead
16.6 Employment Sequential Test
104. Of all the sites appraised in terms of employment, the 25 remaining sites have been assessed in more detail and ranked according to the proportion of each flood zone that they fall within. The results of this assessment are provided as Table B2 in Appendix B.
105. It should be noted that the Main Flood Zone identified for each site on Table B1 and B2 (housing) follows the cautious approach outlined in section 5.2 whereby the highest level of flood risk has been used even if the majority of the site is in an area of lower flood risk. Therefore the ‘traffic light’ system employed on Tables B1 and B2 to show the appropriate use for each site should only apply to the area at highest risk. It should not apply to the whole site.
106. As part of the Sites Consultation (November 2012 – January 2013) individual site appraisals were prepared setting out whether the site is currently in use, proposed to be amended or a new site. These can be found on the RBWM website1.
Rank 1 – 100% in Flood Zone 1
107. Table B1 indicates that of the 25 employment sites the following 14 are in Rank 1:
¾ Ascot Business Park, South Ascot ¾ Barloworld, Littlewick Green ¾ Cordwallis Industrial Estate, Maidenhead ¾ Eastern part of Kings Grove / Boyn Valley Industrial Estate, Maidenhead ¾ Fairacres Industrial Estate, Tinkers Lane, Windsor ¾ Foundation Park, Cannon Lane, Maidenhead ¾ Furze Platt Industrial Estate ¾ Grove Business Park, Cannon Lane, White Waltham ¾ Maidenhead Office Park, Westacott Way, Littlewick Green ¾ Priors Way Industrial Estate ¾ Queen's Road Industrial Estate, Sunninghill ¾ Silwood Park, Sunningdale ¾ Vanwall Road Business Area, Maidenhead ¾ Woodlands Business Park, Woodlands Park, Maidenhead
1 http://www.rbwm.gov.uk/web/pp_borough_local_plan.htm
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108. Based on the flowchart in Table 3 as these sites are located in Flood Zone 1 they are considered appropriate for development and have passed the Sequential Test. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, a site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
Rank 2 – Over 50% of the site in Flood Zone 1
109. The following sites are in Rank 2:
¾ Norreys Drive, Maidenhead ¾ Ditton Park, Datchet
110. Although 10% of the Ditton Park site is located within Flood Zone 3a it is considered to rank higher than the Rank 3 sites which are all located mostly in Flood Zone 2. There are no alternative sites in areas of lesser flood risk (the Rank 1 sites are all required for the RBWM to deliver its employment requirements) therefore the Rank 2 sites can be considered to pass the Sequential Test. The proposed employment use for these sites is ‘Less Vulnerable’ which is considered appropriate in Flood Zones 2 and 3a in NPPF therefore there is no requirement for an Exception Test. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, developers preparing site layouts should take a sequential approach and utilise areas of the site at lowest flood risk first (i.e. Flood Zone 1 followed by Flood Zone 2 followed by Flood Zone 3). A site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
Rank 3 – Over 50% in Flood Zone 2
The following sites are in Rank 3:
¾ Imperial House, Alma Road, Windsor ¾ Centrica, Maidenhead Road, Windsor ¾ Howarth Road Industrial Estate, Maidenhead
111. There are no alternative sites in areas of lesser flood risk (the Rank 1 & 2 sites are all required for the RBWM to deliver its employment requirements) therefore the Rank 3 sites can be considered to pass the Sequential Test. The Centrica site is fully located in Flood Zone 2 but is ranked lower than Imperial House which has 20% in Flood Zone 1. 10% of the Howarth Road site is in Flood Zone 3a however the proposed employment use for these sites is ‘Less Vulnerable’ which is considered appropriate in Flood Zones 2 and 3a. Therefore there is no requirement for an Exception Test. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, developers preparing site layouts should take a sequential approach and utilise areas of the site at lowest flood risk first (i.e. Flood Zone 1 followed by Flood Zone 2 followed by Flood Zone 3). A site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
112. The Centrica and Howarth Road sites have river frontages which could provide opportunities for waterside enhancement.
Rank 4 – Over 50% in Flood Zone 3a
The following sites are in Rank 4:
¾ Central part of Reform Road Industrial Estate, Maidenhead ¾ Windsor Dials, Arthur Road, Windsor ¾ East part of Vale Road Industrial Estate, Vale Road, Windsor
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113. There are no alternative sites in areas of lesser flood risk (the Rank 1, 2 & 3 sites are all required for the RBWM to deliver its employment requirements) therefore the Rank 4 sites can be considered to pass the Sequential Test. Each of the these sites has a large proportion in Flood Zone 3a however the proposed employment use for these sites is ‘Less Vulnerable’ which is considered appropriate in Flood Zones 2 and 3a. Therefore there is no requirement for an Exception Test. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, developers preparing site layouts should take a sequential approach and utilise areas of the site at lowest flood risk first (i.e. Flood Zone 1 followed by Flood Zone 2 followed by Flood Zone 3). A site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
114. Part of the Reform Road site is in an Area Benefitting from Defences.
Rank 5 – Flood Zone 3a
The following site is in Rank 5:
¾ Vansittart Industrial Estate, Windsor
115. There are no alternative sites in areas of lesser flood risk (the Rank 1, 2, 3 & 4 sites are all required for the RBWM to deliver its employment requirements) therefore the Rank 5 site can be considered to pass the Sequential Test. The site is located entirely in Flood Zone 3a however the proposed employment use for this site is ‘Less Vulnerable’ which is considered appropriate in Flood Zone 3a. Therefore there is no requirement for an Exception Test. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, a site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
Rank 6 – Flood Zone 3b Developed
The following site is in Rank 6:
¾ Manor House Lane Industrial Estate, Datchet
116. There are no alternative sites in areas of lesser flood risk (the Rank 1, 2, 3, 4 & 5 sites are all required for the RBWM to deliver its employment requirements). 45% of the site is located in Flood Zone 3a however the proposed employment use for this site is ‘Less Vulnerable’ which is considered appropriate in Flood Zone 3a.
117. The remaining 55% of the site is located in Functional Flood Zone 3b Developed. Discussions with the Environment Agency during the preparation of the Level 1 SFRA confirmed that, due to the obstructions to overland flow paths posed by existing development within flood affected areas, existing buildings (that are considered impermeable to floodwater) should not be considered as falling within the functional floodplain. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, a site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses. It is important to highlight that the land surrounding existing buildings form important flow paths and flood storage areas and these must be protected. Developers should seek opportunities at this site to improve conveyance and restore functional Flood Zone 3b, where possible, by strategic siting of proposed buildings.
Rank 7 – Flood Zone 3b
118. The following site is in Rank 7:
¾ Little Farm Nursery, North Town Moor, Maidenhead
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119. There are no alternative sites in areas of lesser flood risk (the Rank 1, 2, 3, 4, 5 & 6 sites are all required for the RBWM to deliver its employment requirements). 28% of the site is located in Flood Zone 3a, 65% in Flood Zone 3b functional floodplain and 7% in Flood zone 3b developed. The proposed use for this site is an outdoor recreation facility which is deemed water-compatible by the NPPF and appropriate for this flood zone. Subject to becoming a firm allocation in the BLP, in relation to future development proposals, a site based FRA should be undertaken in accordance with Section 6.6 of the Level 1 SFRA to show that the development will be safe for its lifetime. Refer to Table 6.4.4 of the Level 1 SFRA for appropriate land uses.
16.7 Conclusion
120. Based on the application of the flowchart in Table 3 above all of the 25 potential employment allocation sites are deemed to have passed the Sequential Test and none require the Exception Test to be applied.
16.8 Housing Exception Test
121. For the Exception Test to be passed it must be demonstrated that:
¾ the development provides wider sustainability benefits to the community that outweigh flood risk, informed by an SFRA where one has been prepared; and ¾ a site specific Flood Risk Assessment must demonstrate that the development will be safe for the lifetime taking into account the vulnerability of its users, without increasing flood risk elsewhere, and where possible, will reduce flood risk overall.
122. Both parts of the Exception Test must be passed for development to be acceptable. It is the developer’s responsibility to demonstrate that the second part of the test is satisfied through the requirement of a FRA and to provide, if required, evidence to satisfy the first part. The Exception Test in Table 4 below sets out a number of issues that can be set against the first part of the Exception Test and key elements that should be considered by developers when undertaking site-based Flood Risk Assessments.
Table 4 – Exception Test for the 19 housing allocation sites Site First Part Second Part (key elements to be considered) Riverside Walk Office - Brownfield site Flood resistance and Building, Windsor - Opportunity to enhance the setting resilience; sequential of the castle and the riverside use of flood zones; location watercourse buffer; - Central location SuDS; flood warning; - Accessible by public transport, floor levels; ground floor reducing the need to travel by car use Land at Water Oakley - Brownfield site Farm, Windsor Road - Opportunity to improve the visual amenity of the site - Relative support of residents in consultation sequential use of flood - Opportunity to improve the visual zones; watercourse gap between Maidenhead and buffer; SuDS; floor Windsor levels - Housing opportunities for nearby business workers - Conserving valued areas of the countryside while meeting housing need outside urban areas
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Site First Part Second Part (key elements to be considered) - Opportunity for affordable housing/shared ownership Windsor and Eton - Brownfield site Flood resistance and Riverside Station Car Park, - Make better use of existing land resilience; sequential Windsor - Edge of town centre location use of flood zones; - Close to the station and local watercourse buffer; services & facilities SuDS; flood warning; floor levels; ground floor - Accessible by public transport, use reducing the need to travel by car Summerleaze office and - Brownfield site workshop, Summerleaze - Opportunity to improve the visual Road amenity of the site sequential use of flood - Opportunity to remove un- zones; SuDS; floor neighbourly uses levels; safe access - Close to local facilities - Close to leisure and recreation facilities Cedar Park, Cedars Road, - Brownfield site Maidenhead - Permission granted - Development commenced sequential use of flood - Central location zones; watercourse - Close to leisure and recreation buffer; SuDS; flood facilities warning / emergency planning; floor levels; - Accessible by public transport, safe access reducing the need to travel by car - Housing opportunities for nearby business workers Area north of Hanover - Brownfield site Way, Windsor - Opportunity to provide uses that will be more appropriate in this residential setting sequential use of flood - Opportunity to improve the zones; SuDS; floor general amenity levels; ground floor use - Close to local centre - Close to leisure and recreation facilities Sawyers Close, Windsor - Brownfield site - Opportunity to masterplan the regeneration of an area incorporating sustainable development principles - Opportunity for affordable housing - Opportunity to improve the sequential use of flood general amenity zones; SuDS; floor levels; safe access - Close to local centre - Close to leisure and recreation facilities - Housing opportunities for nearby business workers
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Site First Part Second Part (key elements to be considered) River Street and Thames - Brownfield site sequential use of flood Street car parks, Windsor - Opportunity to make better use of zones; watercourse the land buffer; - Central location SuDS; flood warning / - Opportunity to enhance the setting emergency planning; of the castle floor levels; ground floor use - Close to leisure and recreation facilities - Accessible by public transport, reducing the need to travel by car - Housing opportunities for nearby business workers - Opportunity for affordable
housing/shared ownership Part of Reform Road - Brownfield site Industrial Estate - Opportunity to make better use of the site and open up the waterway for the public Flood resistance and - Central location resilience; sequential - Close to leisure and recreation use of flood zones; main facilities river buffer; SuDS; flood warning / emergency - Accessible by public transport, planning; floor levels; reducing the need to travel by car safe access; ground - Housing opportunities for nearby floor use business workers - Opportunity for affordable housing/shared ownership
3-9 Bridge Avenue, - Brownfield site Maidenhead - Central location - 7, 8 & 9 Bridge Avenue under construction - Access to local facilities and town centre facilities including the railway sequential use of flood station zones; SuDS; flood warning / emergency - Close to leisure and recreation planning; floor levels facilities - Accessible by public transport, reducing the need to travel by car - Housing opportunities for nearby business workers
Exclusive House, Oldfield - Brownfield site Road, Maidenhead - Opportunity to make better use of the land Flood resistance and - Central location resilience; sequential - Close to leisure and recreation use of flood zones; facilities SuDS; flood warning / emergency planning; - Accessible by public transport, floor levels; safe access; reducing the need to travel by car ground floor use - Housing opportunities for nearby business workers
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Site First Part Second Part (key elements to be considered) Alma Road Car Park, - Brownfield site Windsor - Opportunity to make better use of the land - Central location - Close to the station and local Flood resistance and services and facilities resilience; SuDS; flood - Close to leisure and recreation warning / emergency facilities planning; floor levels; - Accessible by public transport, safe access; ground reducing the need to travel by car floor use - Housing opportunities for nearby business workers - Opportunity for affordable housing/shared ownership
Land to rear of Whitebrook - Brownfield site Park, Lower Cookham - Limited attraction for employment Road, Maidenhead uses in modern market - Opportunity to make better use of the land - Improving the urban fringe SuDS; flood warning / - Improvement of the general emergency planning; amenity and environment of the floor levels; safe access area, opportunity for replacing office buildings and a tarmac car park with new sustainably designed and constructed dwellings - Close to leisure and recreation facilities Straight Works, Straight - Brownfield site Road, Old Windsor - Opportunity to improve the visual amenity of the site Flood resistance and - Opportunity to remove uses that resilience; SuDS; flood may conflict with existing residential warning / emergency neighbours planning; floor levels; - Opportunity to make better use of ground floor use the land - Located in residential area, access to local facilities 12-13 Bridge Avenue, - Brownfield site Maidenhead - Central location, close to the station, school and other services and facilities - Opportunity to improve the amenity of the area SuDS; flood warning / - Close to leisure and recreation emergency planning; facilities floor levels; safe access - Accessible by public transport, reducing the need to travel by car - Housing opportunities for nearby business workers
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Site First Part Second Part (key elements to be considered) 35, 37 and 33 Velmead - Brownfield site Works Lower Cookham - Opportunity to remove uses that Road, Maidenhead may conflict with existing residential neighbours Flood resistance and resilience; SuDS; flood - Opportunity to make better use of warning / emergency the land planning; floor levels; - Housing opportunities for nearby safe access; ground business workers floor use - Close to leisure and recreation facilities
Employment areas to the - Brownfield site east of Oldfield Rd, - Opportunity to make better use of Maidenhead the land - Central location - Housing opportunities for nearby Flood resistance and business workers resilience; SuDS; flood warning / emergency - Opportunity for affordable planning; floor levels; housing/shared ownership safe access; ground - Close to leisure and recreation floor use facilities - Accessible by public transport, reducing the need to travel by car
Connection House, Slough - Brownfield site Road, Datchet - Limited attraction for employment Flood resistance and uses in modern market resilience; SuDS; flood - Opportunity to make better use of warning / emergency the land planning; floor levels; - Close to station and local facilities safe access; ground & services floor use - Central location 95 Straight Road, Old - Brownfield site Windsor - Limited attraction for employment Flood resistance and uses in modern market resilience; SuDS; flood warning / emergency - Opportunity to make better use of planning; floor levels; the land safe access; ground - Located in residential area floor use Close to local facilities
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STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Appendix A Table A1 - All sites ranked Table A2 – Housing Sites ranked Table A3 – Employment Sites ranked
Appendix A1 - All sites ranked with reasons for discounting
Rank/ Flood Essential Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason MA 3030 1 Boyn Hill Road, Maidenhead Housing 1 1 1 1 1 1 Small SH 0061 1 Fox Covert Close Housing 1 1 1 1 1 1 Small WI 4019 1 Thames Street Housing 1 1 1 1 1 1 No designation MA 5040 102-104 Norden Road Housing 1 1 1 1 1 1 Small WI 1015 110 Tinkers Lane Housing 1 1 1 1 1 1 Small MA 0022 113 Alwyn Road Housing 1 1 1 1 1 1 Small WI 4015 12-15 Queen Annes Court Housing 1 1 1 1 1 1 Already developed/use CO 0007 124 ro 116-126 Whyteladyes l Housing 1 1 1 1 1 1 Small MA 1000 13 - 25 Malvern Road Housing 1 1 1 1 1 1 Ownership WI 4054 13-15 Victoria Street, Windsor Housing 1 1 1 1 1 1 Small MA 3029 145 Grenfell Road, Maidenhead Housing 1 1 1 1 1 1 Small H14 150 Bath Road, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 5043 16-20 Braywick Road Housing 1 1 1 1 1 1 Ownership MA 3012 183-189 Clare Rd Housing 1 1 1 1 1 1 Small MA 2020 19-21 Craufurd Rise Housing 1 1 1 1 1 1 Small SD 0055 1A & 3A Galton House, Rise Road Housing 1 1 1 1 1 1 Small SD 0024 2 and 3 Greenways Drive Housing 1 1 1 1 1 1 Ownership MA 2019 2 Castle Hill Terrace Housing 1 1 1 1 1 1 Likely yield too low MA 2002 2 Marlow Rd, commonwealth Housing 1 1 1 1 1 1 Small site , not available SD 0056 2 Sunning Avenue, Sunningdale Housing 1 1 1 1 1 1 Ownership MA 4032 22 Cookham rd Housing 1 1 1 1 1 1 Small MA 3008 23 Boyn Hill Avenue Housing 1 1 1 1 1 1 Small MA 5046 25-27 Braywick Road Housing 1 1 1 1 1 1 Small SD 0033 3 Cedars, Silwood Road Housing 1 1 1 1 1 1 Greenbelt AddW1 32 Peascod Street Employment 1 1 1 1 1 Small site, has PP for residential SH 0035 33 High Street Housing 1 1 1 1 1 1 Small WI 3021 35 - 37 Hemwood Road, Windsor Housing 1 1 1 1 1 1 Small MA 0006 35-39 Courthouse Rd Housing 1 1 1 1 1 1 Ownership WI 4014 36a-c Alexandra Road Housing 1 1 1 1 1 1 Small WI 3005 38-42 Winkfield Road Housing 1 1 1 1 1 1 Ownership MA 1005 39 Gloucester Road Housing 1 1 1 1 1 1 Small MA 1014 4 Malvern Road Housing 1 1 1 1 1 1 Small BR 0024 40 Windsor Rd & 95 Priors Way Housing 1 1 1 1 1 1 Small WI 0020 5 Hylie Close Housing 1 1 1 1 1 1 Small SD 0021 55 - 79 Chobham Road Housing 1 1 1 1 1 1 Small MA 3019 57 and land at 59 Altwood road Housing 1 1 1 1 1 1 Small MA 2014 59 Harrow Lane Housing 1 1 1 1 1 1 Ownership MA 2004 61&land to rear63Harrow Lane Housing 1 1 1 1 1 1 Ownership MA 5091 71 - 73 High Street, Maidenhead Housing 1 1 1 1 1 1 Small SH 0005 8 Queens Place Housing 1 1 1 1 1 1 Small SH 0092 80 Upper Village Road Housing 1 1 1 1 1 1 Small MA 5077 9-27 Walker Road Housing 1 1 1 1 1 1 Ownership BR 0052 94 Priors Way Housing 1 1 1 1 1 1 Small MA 2016 98 Cordwallis Road Housing 1 1 1 1 1 1 Small AddM6 99, King Street, Maidenhead Employment 1 1 1 1 1 Developed as hotel MA 0025 Agnes Hayward Nursery School, 29 Lincoln Road Housing 1 1 1 1 1 1 Small SH 0075 Appledown Cottage, 1 Holmes Close, Ascot Housing 1 1 1 1 1 1 Small HU 0003 Appletree Cottages site Housing 1 1 1 1 1 1 not supported locally E1 Ascot Business Park, South Ascot Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site GB3 Ascot centre regeneration area Regeneration 1 1 1 1 1 Consultation Site / Suggested Consultation site H1 Ascot Gas Holder Site, Sunninghill Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site GB1 Ascot Station Car Park and Cloverleaf Cars, Ascot Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0012 Ascot/Hunters Ldge, London Rd Housing 1 1 1 1 1 1 not supported locally SD 0017 Ashis Nivas, Sunning Avenue Housing 1 1 1 1 1 1 Small ZZ3 Ashurst Manor, Church Lane Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SD 0057 Bardfield Place, Bagshot Road Housing 1 1 1 1 1 1 Permission already granted E7 Barloworld, Littlewick Green Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site HU 0001 Beckfords Warren Row Housing 1 1 1 1 1 1 Small CO 0042 Beggars Shaw,Alwyns Road Housing 1 1 1 1 1 1 Greenbelt BR 0062 Belmont Farm, Sturt Green, Holyport Housing 1 1 1 1 1 1 Greenbelt H17 Belmont Place, Belmont Road, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H18 Berkshire House, High Street, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site N6 Boyn Valley Rd/Kings Grove Industrial Area Employment 1 1 1 1 1 Allocated as two individual sites SD 0034 Brackenber Lodge, London Road Housing 1 1 1 1 1 1 Greenbelt MA 2017 British Red Cross Society, 6 The Crescent Housing 1 1 1 1 1 1 Small M1 Broadway Multi-Storey Car park Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP MA 3009 Brocket House,Boyn Hill Avenue Housing 1 1 1 1 1 1 Small SH 0049 Budgens,Hermitage Parade Housing 1 1 1 1 1 1 Part of wider proposals MTC8 Builder's Yard, Melton Court Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP SH 0034 Burnside & West Burnside Housing 1 1 1 1 1 1 Small WW 0007 Bury Court Farm, Waltham Rd Housing 1 1 1 1 1 1 Small SH 0072 Byways, Friary Road, Ascot Housing 1 1 1 1 1 1 Permission already granted CO 0015 Cannon Court Farm Housing 1 1 1 1 1 1 Greenbelt MA 3005 Castle Hill Youth&Cmnity Cntr Housing 1 1 1 1 1 1 Permission already granted SH 0080 CBS Court, 118 Kennel Ride Housing 1 1 1 1 1 1 Small SH 0017 Cedar Lodge and Merlin House, Bagshot Road Housing 1 1 1 1 1 1 Small MA 3011 Chandlers Removers Housing 1 1 1 1 1 1 Small Rank/ Flood Essential Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason SH 0028 Charters Lane Garages Housing 1 1 1 1 1 1 Small MA 1017 Childrens Play area between 79 Gardner Road and 16 Fawley Close Housing 1 1 1 1 1 1 Permission already granted S12 Civil Service College Employment 1 1 1 1 1 Not locally supported MA 2018 Clivemont House, Clivemont Road Housing 1 1 1 1 1 1 Allocated as part of a larger site SH 0050 Cloudsley, HTD Ltd, High Street Housing 1 1 1 1 1 1 Allocated as part of a larger site SD 0025 CMI Ltd, 5 Rise Road Housing 1 1 1 1 1 1 Small MAI Compound at Stubbings Road Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 2014 Convent Court, Hatch Lane, Windsor Housing 1 1 1 1 1 1 Small H9 Cookham Gas Holder, Whyteladyes Lane, Cookham Rise Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site E10 Cordwallis Industrial Estate, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site ZZ7 Cottages adjacent to Queen Anne's Gate, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H34 Crown House and Charriott House, Victoria Street, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 0024 Droskyn House, 5 Lime Walk, Maidenhead Housing 1 1 1 1 1 1 Small H19 DTC, Gringer Hill, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 3000 East Berkshire College Housing 1 1 1 1 1 1 Permission already granted E15 Eastern part of Kings Grove / Boyn Valley Industrial Estate, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 3020 Essex Lodge 69 Osborne Road, Windsor Housing 1 1 1 1 1 1 Small E20 Fairacres Industrial Estate, Tinkers Lane, Windsor Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 3028 Fir Trees and Overton, east Road Housing 1 1 1 1 1 1 Small E11 Foundation Park, Cannon Lane, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site E12 Furze Platt Industrial Estate Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site CO 0009 Garages adj to 20 Windmill Rd Housing 1 1 1 1 1 1 Small GB5 Garden Centre, Dedworth Road, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site BR 0022 Garden Cottage,Fifield Road Housing 1 1 1 1 1 1 Small CO 0021 GKL House, Lower Road Housing 1 1 1 1 1 1 Small MA 3004 Glengary Cottage, Norden Road Housing 1 1 1 1 1 1 Small HU 0005 Goulders Farm, Cockpole Green Housing 1 1 1 1 1 1 Not suitable location Hargrave House has PP for residential. Remainder of site is N9 Gringer Hill / Belmont Rd Employment 1 1 1 1 1 consultation site / suggested consultation site. E8 Grove Business Park, Cannon Lane, White Waltham Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site M5 Grove Road Car Park Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP SH 0022 Halstead House,UpperVillageRd Housing 1 1 1 1 1 1 Small MA 2015 Hargrave House, Belmont Road Housing 1 1 1 1 1 1 Permission already granted SH 0084ZZ2 Heatherwood Hospital Mixed 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0033 Hermitage Parade&Red House Car Housing 1 1 1 1 1 1 Part of wider proposals H7 High Peak, off London Road, Sunningdale Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 5039 Highclere, Shoppenhangers Road Housing 1 1 1 1 1 1 Small site WW 0025 Highcroft And Lantivet And Woodbury And Mallia Cannon Lane Housing 1 1 1 1 1 1 Ownership CO 0034 Holly Place and Land rear Housing 1 1 1 1 1 1 Small CG 0015 Homer Farm, Cox Green Lane Housing 1 1 1 1 1 1 Small H2 Hope Technical Developments Ltd, and land to east of Course Road, Ascot Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0024 House in the Wood, London Rd, Ascot Housing 1 1 1 1 1 1 Greenbelt SH 0073 Hurstleigh, Coronation Road, Ascot Housing 1 1 1 1 1 1 Permission already granted SH 0014 Jacaranda and Tradewinds Housing 1 1 1 1 1 1 Small H35 Keeler, Ellison Close, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H3 Kenilworth, Windsor Road, North Ascot Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 0005 Kennels (a), Sunnymeads Housing 1 1 1 1 1 1 Greenbelt WI 0006 Kennels (b), Sunnymeads Housing 1 1 1 1 1 1 Greenbelt WI 3003 King Edward VII Hospital Housing 1 1 1 1 1 1 Not available MA 3027 Kings Grove Industrial Estate Housing 1 1 1 1 1 1 Already developed/use SH 0032 Kingsland, London Road Housing 1 1 1 1 1 1 Permission already granted SD 0020 Laggan House Housing 1 1 1 1 1 1 Permission already granted WI 2008 Land adj 4 Springfield Road Housing 1 1 1 1 1 1 Small BR 0055 Land adj Braywick House Housing 1 1 1 1 1 1 listed building WI 1007 Land adj Broom Farm Estate Housing 1 1 1 1 1 1 Greenbelt SH 0057 Land adj Coach House, Wells Lane Housing 1 1 1 1 1 1 Small HO 0001 Land adj coppermill road Housing 1 1 1 1 1 1 Greenbelt CO 0011 Land adj to Grubwood Lane Housing 1 1 1 1 1 1 Not suitable location CO 0040 Land adjacent Hedsordene Housing 1 1 1 1 1 1 Small BI 0006 Land adjacent to Honey House Housing 1 1 1 1 1 1 Greenbelt MA 3013 Land adjcacent 44 Stamford Rd Housing 1 1 1 1 1 1 Small site with limited potential 1st Flood Zone 1 WI 0035 Land At 1 And 2 Bradshaw Close And 21 Aston Mead Housing 1 1 1 1 1 1 Small SD 0058 Land at 1 Rise Road, Sunningdale Housing 1 1 1 1 1 1 Small MA 1013 Land At 10 And To Rear of 6 and 8 and 12 Linden Avenue Housing 1 1 1 1 1 1 Ownership SH 0076 Land at 10 Fox Covert Close Housing 1 1 1 1 1 1 Small OW 0008 Land at 14 Pelling Hill Housing 1 1 1 1 1 1 Greenbelt BR 0066 Land at 22 Tithe Barn Drive, Maidenhead Housing 1 1 1 1 1 1 Small WI 1017 Land at 31 Keepers Farm Close, Windsor Housing 1 1 1 1 1 1 Small WI 0031 Land at 61-63 Dedworth Rd Housing 1 1 1 1 1 1 Ownership WI 2000 Land at 85 and 87 Alma Road Housing 1 1 1 1 1 1 Small SH 0079 Land at Blacknest House Housing 1 1 1 1 1 1 Greenbelt WW 0001 Land at Cannon Lane Housing 1 1 1 1 1 1 Greenbelt WI 0011 Land at Dedworth Drive & Stuart Close Housing 1 1 1 1 1 1 Important urban open space SH 0066 Land at Endeavour House Housing 1 1 1 1 1 1 Small SH 0077 Land at Grangewood and Maple house, Larchfield Avenue Housing 1 1 1 1 1 1 Small CG 0009 Land at jasmine Cottage Housing 1 1 1 1 1 1 Small WI 1006 Land at Keepers Farm Close Housing 1 1 1 1 1 1 Small BR 0019 Land at Kimbers Lane Housing 1 1 1 1 1 1 Small WI 2013 Land at Lord Raglan House, 132 St Leonards Road Windsor Housing 1 1 1 1 1 1 Small Rank/ Flood Essential Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason CO 0017 land at Lower Mount Farm Housing 1 1 1 1 1 1 Greenbelt MA 5031 Land at Manor Lane Housing 1 1 1 1 1 1 Greenbelt MA 0026 Land at Mead House, Pinkneys Drive, Maidenhead Housing 1 1 1 1 1 1 Small SH 0025 Land at Nell Gwynne Avenue Housing 1 1 1 1 1 1 Small SH 0089 Land at South Court, London Road Housing 1 1 1 1 1 1 Small SH 0060 Land at St Clouds&Glebelands Housing 1 1 1 1 1 1 Ownership SH 0003 Land at Station Hill Housing 1 1 1 1 1 1 Greenbelt WW 0023 Land at the corner of Burchetts Green Lane and Bath Road (A4) Housing 1 1 1 1 1 1 Greenbelt SH 0074 Land at Windrush, Hancocks Mount, Ascot Housing 1 1 1 1 1 1 Permission already granted MA 1016 Land between 36 and 38 Switchback Road South Housing 1 1 1 1 1 1 Permission already granted MA 1015 Land between 69 Gardner Road an Childrens Play area Fawley Close Housing 1 1 1 1 1 1 Permission already granted BR 0053 Land between A404 & A305 Housing 1 1 1 1 1 1 Greenbelt WW 0004 Land E of the Grove Park Est. Housing 1 1 1 1 1 1 Greenbelt CO 0018 Land North of Burnt Oak Housing 1 1 1 1 1 1 Greenbelt SD 0005 Land North of Cedar Drive Housing 1 1 1 1 1 1 Greenbelt HO 0007 Land off Layburn Crescent Housing 1 1 1 1 1 1 Greenbelt WW 0020 Land r/o Brook Hse Paley St Housing 1 1 1 1 1 1 infrastructure BR 0054 Land r/o Windsor Road Bray Housing 1 1 1 1 1 1 Small WI 1000 Land r/o&adj63-71 Forest Rd Housing 1 1 1 1 1 1 Small site MA 0021 Land rear of 18 - 22 Clarefield Drive and 6 & 7 Clarefield Close Housing 1 1 1 1 1 1 Ownership H36 Land rear of 38-39 Peascod Street, and Telephone Exchange, Bachelors Acre, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 1016 Land rear of 91A Dedworth Road, Windsor Housing 1 1 1 1 1 1 Small WW 0008 Land S of 4 Butchers Lane Housing 1 1 1 1 1 1 not suitable location SH 0070 Land South of High St Ascot Housing 1 1 1 1 1 1 Part of wider proposals WL 0012 Land South of Weycock Cottage, Milley Road Housing 1 1 1 1 1 1 Not suitable location WW 0022 Land SW of Breadcroft Lane Housing 1 1 1 1 1 1 Greenbelt SH 0085 Land to the East of Course Road, Ascot Housing 1 1 1 1 1 1 Part of a larger site WI 0033 Land To West & South of 37-59 Hanover Way, & 13 & 15 West Crescent Housing 1 1 1 1 1 1 Has permission for residential CG 0004 Land west of Cannon Lane Housing 1 1 1 1 1 1 Greenbelt BR 0025 Land west of Fifield Road Housing 1 1 1 1 1 1 Greenbelt MA 3006 Lawnfield and garage, Bath Rd Housing 1 1 1 1 1 1 Not available WW 0005 Ld N of M'head Office Park (a) Housing 1 1 1 1 1 1 Greenbelt WW 0006 Ld N of M'head Office Park (b) Housing 1 1 1 1 1 1 Greenbelt MA 5075 LINKSIDE, Shoppenhangers road Housing 1 1 1 1 1 1 Small CG 0010 Lnd at Woodlands Park Avenue Housing 1 1 1 1 1 1 Greenbelt BR 0063 Longfields Farm, Drift Road Housing 1 1 1 1 1 1 Greenbelt SH 0093 Lynton Lodge, Coronation Road Housing 1 1 1 1 1 1 Small H23 Maidenhead Lawn Tennis Club, All Saints Avenue, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site E9 Maidenhead Office Park, Westacott Way, Littlewick Green Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 5085 Manor House Manor Lane Housing 1 1 1 1 1 1 Greenbelt SH 0056 Meadow Court, London Rd Housing 1 1 1 1 1 1 Small HU 0004 Meadow View Site Housing 1 1 1 1 1 1 not suitable location MA 5065 Methodist Church, King Street Housing 1 1 1 1 1 1 Small H24 Middlehurst, Boyn Valley Road, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WL 0003 Milley Farm, Milley Lane Housing 1 1 1 1 1 1 not supported locally ZZ8 Minton Place / Consort House, Victoria Street, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site AddW2 Minton Place, Victoria Street Employment 1 1 1 1 1 Allocated as housing Airfield – keep as now. Rest of site is part of Grove Bus. Park. N20 ML Aviation/Grove Park/White Waltham Airfield Employment 1 1 1 1 1 S8 New Lodge Employment 1 1 1 1 1 Keep as existing employment (not allocated) E8 North west part of Grove Business Park, Cannon Lane, White Waltham Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H8 Old Huntsman's House, Kennel Avenue, North Ascot Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site GB7 Park House, Warren Row Road, Warren Row Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site ZZ13 Part of Lower Mount Farm, Cookham Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H10 Payton House, Gorse Road, Cookham Rise Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site N7 Pendragon Car Dealer Employment 1 1 1 1 1 Not available H27 Polestar Taylowe BUilding, Furze Platt Industrial Estate, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site Consultation Site / Suggested Consultation site, combined with W2 Post Office, William Street / Peascod Street Employment 1 1 1 1 1 Telephonce Exchange, Mellor Walk ZZ14 Poundfield Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site E4 Priors Way Industrial Estate Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site E2 Queen's Road Industrial Estate, Sunninghill Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 0028 Rear of 38 Dedworth Road Housing 1 1 1 1 1 1 Small SD 0004 Rear of Lynwood Crescent Housing 1 1 1 1 1 1 Greenbelt SH 0059 Ridgefield & Milestone House, Winkfield Road Housing 1 1 1 1 1 1 Small WTC3 River Street Employment 1 1 1 1 1 Small site SH 0058 Rustlings, London Rd Housing 1 1 1 1 1 1 Permission already granted WW 0024 Shire Horse Centre & Village Life Housing 1 1 1 1 1 1 Permission already granted H29 Shoppenhangers Manor, Manor Lane, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site ZZ6 Shorts Recycling Centre, St George's Lane, Ascot Mixed 1 1 1 1 1 Consultation Site / Suggested Consultation site AddM2 Sierra House, High Street, Maidenhead Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP SH 0078 Silwood Park Nurseries, Cheapside Road Housing 1 1 1 1 1 1 Greenbelt E3 Silwood Park, Sunningdale Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0071 Site at Larch Avenue Housing 1 1 1 1 1 1 Greenbelt N3 Southern Electric Employment 1 1 1 1 1 Allocated under a different name MA 2001 St Marks Hosptial Housing 1 1 1 1 1 1 Hospital use BR 0021 St. Leonards Farm Housing 1 1 1 1 1 1 not suitable location AddM3 Statesman House Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP SD 0053 Station Parade Station Road Housing 1 1 1 1 1 1 Small Rank/ Flood Essential Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason WI 0012 Stuart Way (a) Housing 1 1 1 1 1 1 Important urban open space WI 0013 Stuart Way (b) Housing 1 1 1 1 1 1 Important urban open space BI 0002 Stubbings Farm (a) Housing 1 1 1 1 1 1 Greenbelt BI 0003 Stubbings Farm (b) Housing 1 1 1 1 1 1 Greenbelt SH 0007 sub station adj Ast gashder Housing 1 1 1 1 1 1 Developed as infrastructure - not available ZZ5 Sunningdale car park and surrounds Mixed 1 1 1 1 1 Consultation Site / Suggested Consultation site ZZ4 Sunningdale Park, Larch Avenue Mixed 1 1 1 1 1 Consultation Site / Suggested Consultation site H4 Sunningdale Station and Car Park, Sunningdale Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 0007 Sunnymeads, Dedworth Road C Housing 1 1 1 1 1 1 Greenbelt SH 0081 Sutherland House, Devenish Road Housing 1 1 1 1 1 1 Small WIN TA Centre, Bolton Road Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site Consultation Site / Suggested Consultation site, combined with WTC1 Telephone Exchange, Mellor Walk Employment 1 1 1 1 1 Post Office, William Street / Peascod Street H5 Telephone Exchange, Upper Village Road, Sunninghill Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MTC9 Telephone Exchange, West Street Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP H40 Thames Court, Victoria Street, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 0038 The Annexe 18 Knights Close Windsor Housing 1 1 1 1 1 1 Small H6 The Big Cedar, London Road, Sunningdale Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SD 0010 The Coach House, Charters Rd Housing 1 1 1 1 1 1 Small SD 0014 The Little House, Charters Rd Housing 1 1 1 1 1 1 Permission already granted SH 0086 The Old Court House Housing 1 1 1 1 1 1 Small H41 The Parade and Car Park, Ruddlesway, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SD 0008 The Post Box Field Housing 1 1 1 1 1 1 Greenbelt SD 0028 The Ridge, Ridgemount Rd Housing 1 1 1 1 1 1 Small E17 Vanwall Road Business Area, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site SD 0059 Vernons Electrical Ltd, 18 High Street Housing 1 1 1 1 1 1 small AddM1 War Graves Commission Employment 1 1 1 1 1 No realistic prospect of development HO 0010 Waste Transfer Station Housing 1 1 1 1 1 1 Greenbelt M4 West Street Car Park Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP SH 0083 Westbrook House, Windsor Road Housing 1 1 1 1 1 1 Has permission for residential H30 Western section of Kings Grove Industrial Estate, Boyn Valley Road, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 3015 Western side of 59 Altwood rd Housing 1 1 1 1 1 1 Small BR 0061 White Gables, Canon Hill Drive, Maidenhead Housing 1 1 1 1 1 1 Small MA 5071 White House,Harvest Hill Rd Housing 1 1 1 1 1 1 Small WW 0009 White Waltham Airfield Housing 1 1 1 1 1 1 Greenbelt WL 0004 WhitfieldsFarm,HungerfordLane Housing 1 1 1 1 1 1 Greenbelt MA 5049 Wichita, Villa Flora and land rear of Dormer Cottage, Shoppenhangers Road Housing 1 1 1 1 1 1 Not supported locally and has permission for housing ZZ9 Windsor Fire Station, St Marks Road Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site E18 Woodlands Business Park, Woodlands Park, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site GB10 Woolley Hall and Woolley Grange, Westacott Way, Littlewick Green Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site CO 0046 Worster House, Worster Road Housing 1 1 1 1 1 1 Small WI 4013 10-12 Thames Street Housing 2 2 2 2 2 2 Permission already granted MA 4005 2 Horton Close Housing 2 2 2 2 2 2 Flooding ET 0031 41 to 47 Eton wick Road and land between 31 and 33 Victoria Road, Eton Wick Housing 2 2 2 2 2 2 Small DA 0012 64 London Road Housing 2 2 2 2 2 2 Small MA 4023 85-87 Lower Cookham Road Housing 2 2 2 2 2 2 Flooding H32 Area between Alma Road and Goslar Way, Windsor Housing 2 2 2 2 2 Consultation Site / Suggested Consultation site M6 Bowling Green & Football Ground, York Road Employment 2 2 2 2 2 Part of allocation in Maidenhead Town Centre AAP MA 4027 BrookHouse&Rosebank,WidbrookRd Housing 2 2 2 2 2 2 not suitable location HO 0006 Broom Lodge, Stanwell Rd Housing 2 2 2 2 2 2 Greenbelt WI 4003 Car Park Site, Thames Avenue / Housing 2 2 2 2 2 2 Part of wider proposals N1 Former park and Ride Site Employment 2 2 2 2 2 Developed as part of a wider development WTC4 Goswell Road Coach Park Employment 2 2 2 2 2 Keep as facilities for coach park HO 0009 Home Close Farm Housing 2 2 2 2 2 2 Greenbelt E21 Imperial House, Alma Road, Windsor Employment 2 2 2 2 2 Consultation Site / Suggested Consultation site CO 0012 Land adjoining Lee Cottage Housing 2 2 2 2 2 2 Greenbelt OW 0009 Land at 16 Orchard Road Housing 2 2 2 2 2 2 Small 2nd Flood Zone 2 MA 4056 Land at Ashley 61 Lower Cookham Road Maidenhead Housing 2 2 2 2 2 2 Small CO 0003 Land at Butts Legh, School Lane, Cookham Housing 2 2 2 2 2 2 Small site BR 0020 Land at Harvest Hill Road Housing 2 2 2 2 2 2 Greenbelt BR 0013 Land at Lodge Farm & Philberds Housing 2 2 2 2 2 2 Existing use important WI 0001 Land at Oakley Green (a) Housing 2 2 2 2 2 2 Greenbelt DA 0004 Land North of Datchet Housing 2 2 2 2 2 2 Greenbelt BR 0067 Land to Rear of 19 and 21 Byland Drive, Maidenhead Housing 2 2 2 2 2 2 Small BR 0012 Moneyrow Green Housing 2 2 2 2 2 2 greenbelt ET 0017 New Schools Extension, Eton Co Housing 2 2 2 2 2 2 Small site E14 Norreys Drive, Maidenhead Employment 2 2 2 2 2 Consultation Site / Suggested Consultation site CG 0003 Ockwells Farm (adj Manor) Housing 2 2 2 2 2 2 Legal covenant prohibiting development MTC2 Parking to the rear of Bridge Street & Forlease Road Employment 2 2 2 2 2 Small site, difficult to develop MA 5074 R/O Farm Bungalow,Forlease Rd Housing 2 2 2 2 2 2 Small GB14 Squires Garden Centre, Maidenhead Road, Windsor Housing 2 2 2 2 2 Consultation Site / Suggested Consultation site MTC7 St Mary's Close, Maidenhead Employment 2 2 2 2 2 Part of allocation in Maidenhead Town Centre AAP GB11 Stafferton Way, Former Park and Ride, Maidenhead Regeneration 2 2 2 2 2 Consultation Site / Suggested Consultation site CG 0001 The McGraw Hill Site Housing 2 2 2 2 2 2 Allocated employment site OW 0018 1 Burfield Road, Old Windsor Housing 3a 3a 3a 3a 3a 3a Small DA 0016 115 Horton Road, Datchet Housing 3a 3a 3a 3a 3a 3a Small H12 12-13 Bridge Avenue, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site OW 0005 12-14 Warrington Spur Housing 3a 3a 3a 3a 3a 3a Small WI 0014 13 & 15 & r/o 11 & 17 Parsonage Lane Housing 3a 3a 3a 3a 3a 3a Ownership Rank/ Flood Essential Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason MA 4052 146 Blackamoor lane Housing 3a 3a 3a 3a 3a 3a Small OW 0016 15 Lyndwood Drive, Old Windsor, Windsor Housing 3a 3a 3a 3a 3a 3a Small DA 0017 21A Queens Road Housing 3a 3a 3a 3a 3a 3a Small WI 4022 24 Alma Road Housing 3a 3a 3a 3a 3a 3a Small MA 5036 26-28 Forlease Road Housing 3a 3a 3a 3a 3a 3a Small SH 0065 29 Francis Chichester Close Housing 3a 3a 3a 3a 3a 3a Small MA 4029 35-37 Summerleaze Road Housing 3a 3a 3a 3a 3a 3a Small MA 4018 37 Lower Cookham Road Housing 3a 3a 3a 3a 3a 3a Part of wider proposals WR 0023 37 The Drive, Wraysbury Housing 3a 3a 3a 3a 3a 3a not suitable location H15 3-9 Bridge Avenue, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site WI 4045 4 Albert Street Housing 3a 3a 3a 3a 3a 3a Small WI 4055 54 Vansittart Road, Windsor Housing 3a 3a 3a 3a 3a 3a Small MA 4026 55-57 Lower Cookham Rd Housing 3a 3a 3a 3a 3a 3a Small MA 4028 66 Lower Cookham Road Housing 3a 3a 3a 3a 3a 3a Small OW 0006 71-73 Straight Road Housing 3a 3a 3a 3a 3a 3a Small WI 0018 7-9 Parsonage Lane Housing 3a 3a 3a 3a 3a 3a Small MA 1009 80 Aldebury Road, Maidenhead Housing 3a 3a 3a 3a 3a 3a Small MA 4031 9.10.11 Ray Lee Close Housing 3a 3a 3a 3a 3a 3a Small H31 95 Straight Road, Old Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site SH 0088 97 New Road, Ascot Housing 3a 3a 3a 3a 3a 3a Small MA 4045 99 Blackamoor Lane Housing 3a 3a 3a 3a 3a 3a Small H37 Alma Road Car Park, Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site AddM7 Altwood BMW Employment 3a 3a 3a 3a 3a Part of allocation in Maidenhead Town Centre AAP H33 Area north of Hanover Way, Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site HO 0005 Berkyn Manor & Stables Housing 3a 3a 3a 3a 3a 3a Greenbelt H25 Cedar Park, Cedars Road, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site E16 Central part of Reform Road Industrial Estate, Maidenhead Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site MA 4020 Chef Peking, Ray Mead Rd Housing 3a 3a 3a 3a 3a 3a Small site DA 0011 Connection House, Slough rd Housing 3a 3a 3a 3a 3a 3a Small site H11 Connection House, Slough Road, Datchet Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site E5 Ditton Park, Datchet Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site HO 0008 East of Queen Mother Reservoir Housing 3a 3a 3a 3a 3a 3a Greenbelt E22 East part of Vale Road Industrial Estate, Vale Road, Windsor Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H20 Employment areas to the east of Oldfield Rd, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H21 Exclusive House, Oldfield Road, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site CO 0045 Fire Station, Berries Lane Housing 3a 3a 3a 3a 3a 3a Small MA 4010 Fullers Yard Sheephouse Rd Housing 3a 3a 3a 3a 3a 3a greenbelt MA 4008 Garages at 21-29 Florence Av Housing 3a 3a 3a 3a 3a 3a Small WI 0037 Garge Block Maidenhead Road Housing 3a 3a 3a 3a 3a 3a Small site 3rd Flood Zone 3a SH 0021 Gibbs House, Kennel Ride Housing 3a 3a 3a 3a 3a 3a Permission already granted ET 0009 Headmasters Garden. Eton Colle Housing 3a 3a 3a 3a 3a 3a Small site E13 Howarth Road Industrial Estate, Maidenhead Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site N21 ICL Beaumont Employment 3a 3a 3a 3a 3a Keep as existing hotel / conference centre (not allocated) ET 0027 Land at 13 to 20 South View, Eton Wick Road Housing 3a 3a 3a 3a 3a 3a ownership WI 4005 Land at Alma Road Car Park, Al Housing 3a 3a 3a 3a 3a 3a Part of site taken forward for Allocation under new name WI 0016 Land at Dedworth Road Housing 3a 3a 3a 3a 3a 3a Greenbelt MA 4036 Land at Derek Mead, Derek Rd Housing 3a 3a 3a 3a 3a 3a Small site WI 0004 Land at Oakley Green Housing 3a 3a 3a 3a 3a 3a Greenbelt WI 0002 Land at Oakley Green (b) Housing 3a 3a 3a 3a 3a 3a Greenbelt MA 5032 Land at Oldfield Rd Housing 3a 3a 3a 3a 3a 3a Small DA 0003 Land between Eton Rd&Slough Rd Housing 3a 3a 3a 3a 3a 3a ownership BR 0011 Land n e of Tithe Barn Drive Housing 3a 3a 3a 3a 3a 3a greenbelt CO 0014 Land opp. Sutton Close Housing 3a 3a 3a 3a 3a 3a not supported locally WI 0032 Land r/o61-63 West Crescent fronting Hanover Way Housing 3a 3a 3a 3a 3a 3a ownership WR 0027 Land Rear of 36 Station Road, Wraysbury Housing 3a 3a 3a 3a 3a 3a Small SD 0054 Land ro Midway Lady Marg Rd Housing 3a 3a 3a 3a 3a 3a not supported locally H28 Land to rear of Whitebrook Park, Lower Cookham Road, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site MA 4030 Little Raylands, HighTrees & Squirels Housing 3a 3a 3a 3a 3a 3a small OW 0012 Lnd at Burfield Rd Housing 3a 3a 3a 3a 3a 3a Greenbelt BR 0056 Lnd fronting Monkey Island Lne Housing 3a 3a 3a 3a 3a 3a small MA 4025 Meadow End,Fawley&the Bungalow Housing 3a 3a 3a 3a 3a 3a small WTC2 Mercer House, Thameside Employment 3a 3a 3a 3a 3a Small site, difficult to develop BR 0015 Oakley Mushroom Farm Housing 3a 3a 3a 3a 3a 3a Greenbelt DA 0013 Old Council Offices,The Green Housing 3a 3a 3a 3a 3a 3a Small HO 0004 Orchard Cottages & land adj Housing 3a 3a 3a 3a 3a 3a Small H26 Part of Reform Road Industrial Estate - area next to waterways, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site BR 0064 Patterdale Farm, Drift Road Housing 3a 3a 3a 3a 3a 3a Existing use important OW 0002 Priory Stables Church RoadA Housing 3a 3a 3a 3a 3a 3a greenbelt N17 Reform Road Industrial Estate Area 2 Employment 3a 3a 3a 3a 3a Split down in smaller sub-sites for Consultation . ZZ15 Sawyers Close, Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site MA 4048 Sheephouse Trout Farm Housing 3a 3a 3a 3a 3a 3a greenbelt S9 Shirley Avenue, Vale Rd, Windsor Employment 3a 3a 3a 3a 3a Allocated as two individual sites DA 0005 Slough Rd / London Rd Housing 3a 3a 3a 3a 3a 3a Greenbelt DA 0015 St. Augustines Field, Eton Road Housing 3a 3a 3a 3a 3a 3a greenbelt H43 Straight Works, Straight Road, Old Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site ZZ1 Summerleaze office and workshop, Summerleaze Road Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site ZZ11 The Briary, Eton Wick Road, Eton Housing 3a 3a 3a 3a 3a flooding MA 4021 The Playroom, Lock Avenue Housing 3a 3a 3a 3a 3a 3a Small site E23 Vansittart Industrial Estate, Windsor Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site Rank/ Flood Essential Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason Front – keep as existing employment (not allocated). Rear is N12 Whitebrook Park, Lower Cookham Rd,Maidenhead Employment 3a 3a 3a 3a 3a consultation site / suggested consultation site MA 4015 Whitebrook Park,SL6 8XY (A) Housing 3a 3a 3a 3a 3a 3a Part of site taken forward for Allocation under new name E24 Windsor Dials, Arthur Road, Windsor Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site MA 4006 13 and The Poplars, Woodhurst Housing 3b 3b 3b 3b 3b 3b Yield likely to be too low H16 35, 37 and 33 Velmead Works Lower Cookham Road, Maidenhead Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site WR 0030 40 Douglas Lane, Wraysbury Housing 3b 3b 3b 3b 3b 3b Small MA 4022 84 Ray Mill road West Housing 3b 3b 3b 3b 3b 3b Small WR 0024 98-100 Welley Road, Wraysbury Housing 3b 3b 3b 3b 3b 3b Greenbelt ET 0021 All weather pitch, Eton College Housing 3b 3b 3b 3b 3b 3b Greenbelt ZZ12 Barnes Pool Car Park, Baldwins Store, Eton Housing 3b 3b 3b 3b 3b Flooding WR 0022 Bell Weir Garage and Engineering Co, 2 Wraysbury Road Housing 3b 3b 3b 3b 3b 3b Small HO 0011 Berkyn Manor & adjoining Housing 3b 3b 3b 3b 3b 3b Greenbelt OW 0004 Boat Yard,105 Straight Road Housing 3b 3b 3b 3b 3b 3b Small BR 0008 Bray Marina, Monkey Island Housing 3b 3b 3b 3b 3b 3b Greenbelt N14 Bray Studios Employment 3b 3b 3b 3b 3b Has PP for residential WW 0018 Brook House,Paley Street Housing 3b 3b 3b 3b 3b 3b Flooding ZZ10 Burnham Thorpe, Eton Wick Road Housing 3b 3b 3b 3b 3b Flooding E19 Centrica, Maidenhead Road, Windsor Employment 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site MTC3 Corner of Bridge Avenue / High Street Employment 3b 3b 3b 3b 3b Part of allocation in Maidenhead Town Centre AAP ET 0007 Farrer Theatre, Eton College Housing 3b 3b 3b 3b 3b 3b Small site WW 0021 Glebeland Farm Drift Rd Housing 3b 3b 3b 3b 3b 3b Greenbelt ET 0030 House on the Bridge, 71 High Street, Eton Housing 3b 3b 3b 3b 3b 3b Small WR 0028 Land Adjacent to 2 Wharf Road, Wraysbury Housing 3b 3b 3b 3b 3b 3b Small BR 0017 Land at Bray Film Studios Housing 3b 3b 3b 3b 3b 3b Has permission for residential CO 0048 Land at Lightlands Cottage, Lightlands Lane Housing 3b 3b 3b 3b 3b 3b Small CG 0011 Land at Ockwells Road A Housing 3b 3b 3b 3b 3b 3b Not suitable location 4th Flood Zone 3b CG 0012 Land at Ockwells Road B Housing 3b 3b 3b 3b 3b 3b Not suitable location GB6 Land at Water Oakley Farm, Windsor Road Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site BR 0007 Land at Windsor Road Housing 3b 3b 3b 3b 3b 3b Greenbelt MA 5016 Land North Sewage works Housing 3b 3b 3b 3b 3b 3b Allocated under a different name MA 4034 Land opposite Clappers Meadow Housing 3b 3b 3b 3b 3b 3b infrastructure BR 0018 Land South of A308(M) Housing 3b 3b 3b 3b 3b 3b Greenbelt MA 5047 Ld opp Allotments, Green Lane Housing 3b 3b 3b 3b 3b 3b Greenbelt GB12 Little Farm Nursery, North Town Moor, Maidenhead Leisure uses 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site E6 Manor House Lane Industrial Estate, Datchet Employment 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site CO 0005 Moor Hall Housing 3b 3b 3b 3b 3b 3b Not available N11 Moor Hall Employment 3b 3b 3b 3b 3b Keep as existing employment (not allocated) MTC1 Moorbridge Road / Bridge Road Employment 3b 3b 3b 3b 3b Small site, difficult to develop OW 0003 Priory Stables Church RoadB Housing 3b 3b 3b 3b 3b 3b Greenbelt ET 0016 Rafts Boat Hse, Eton College Housing 3b 3b 3b 3b 3b 3b Has permission for residential MA 5093 Redroofs Bed and Breakfast, Oldfield Guards Club Road, Maidenhead Housing 3b 3b 3b 3b 3b 3b Small site N17 Reform Rd/Oldfield Rd Industrial Area Employment 3b 3b 3b 3b 3b Split down in smaller sub-sites for Consultation . H38 River Street and Thames Street car parks, Windsor Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site H39 Riverside Walk Office Building, Windsor Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site MTC6 South of York Road Employment 3b 3b 3b 3b 3b Part of allocation in Maidenhead Town Centre AAP MA 4000 Spencers Farm, Housing 3b 3b 3b 3b 3b 3b Greenbelt BR 0006 Summerleaze Processing Plant Housing 3b 3b 3b 3b 3b 3b Greenbelt MA 4016 Whitebrook Park, SL6 8XY (B) Housing 3b 3b 3b 3b 3b 3b Flooding ET 0002 Willowbrook, Eton College Housing 3b 3b 3b 3b 3b 3b Greenbelt H42 Windsor and Eton Riverside Station Car Park, Windsor Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site Appendix A2 - Housing sites ranked with reasons for discounting
Flood Essential Rank/ Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason H14 150 Bath Road, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site GB3 Ascot centre regeneration area Regeneration 1 1 1 1 1 Consultation Site / Suggested Consultation site ZZ3 Ashurst Manor, Church Lane Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H17 Belmont Place, Belmont Road, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SD 0034 Brackenber Lodge, London Road Housing 1 1 1 1 1 1 Greenbelt ZZ7 Cottages adjacent to Queen Anne's Gate, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 3000 East Berkshire College Housing 1 1 1 1 1 1 Permission already granted H2 Hope Technical Developments Ltd, and land to east of Course Road, Ascot Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0073 Hurstleigh, Coronation Road, Ascot Housing 1 1 1 1 1 1 Permission already granted SH 0032 Kingsland, London Road Housing 1 1 1 1 1 1 Permission already granted MA 3013 Land adjcacent 44 Stamford Rd Housing 1 1 1 1 1 1 Small site with limited potential MA 1016 Land between 36 and 38 Switchback Road South Housing 1 1 1 1 1 1 Permission already granted MA 1015 Land between 69 Gardner Road an Childrens Play area Fawley Close Housing 1 1 1 1 1 1 Permission already granted WI 1000 Land r/o&adj63-71 Forest Rd Housing 1 1 1 1 1 1 Small site H36 Land rear of 38-39 Peascod Street, and Telephone Exchange, Bachelors Acre, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0085 Land to the East of Course Road, Ascot Housing 1 1 1 1 1 1 Part of a larger site BR 0025 Land west of Fifield Road Housing 1 1 1 1 1 1 Greenbelt WW 0005 Ld N of M'head Office Park (a) Housing 1 1 1 1 1 1 Greenbelt WW 0006 Ld N of M'head Office Park (b) Housing 1 1 1 1 1 1 Greenbelt ZZ8 Minton Place / Consort House, Victoria Street, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site E8 North west part of Grove Business Park, Cannon Lane, White Waltham Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site GB7 Park House, Warren Row Road, Warren Row Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site ZZ13 Part of Lower Mount Farm, Cookham Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H27 Polestar Taylowe BUilding, Furze Platt Industrial Estate, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site ZZ14 Poundfield Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0058 Rustlings, London Rd Housing 1 1 1 1 1 1 Permission already granted ZZ6 Shorts Recycling Centre, St George's Lane, Ascot Mixed 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0007 sub station adj Ast gashder Housing 1 1 1 1 1 1 Developed as infrastructure - not available ZZ4 Sunningdale Park, Larch Avenue Mixed 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 0007 Sunnymeads, Dedworth Road C Housing 1 1 1 1 1 1 Greenbelt WIN TA Centre, Bolton Road Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H5 Telephone Exchange, Upper Village Road, Sunninghill Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H40 Thames Court, Victoria Street, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H6 The Big Cedar, London Road, Sunningdale Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H41 The Parade and Car Park, Ruddlesway, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site HO 0010 Waste Transfer Station Housing 1 1 1 1 1 1 Greenbelt H30 Western section of Kings Grove Industrial Estate, Boyn Valley Road, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site ZZ9 Windsor Fire Station, St Marks Road Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site GB10 Woolley Hall and Woolley Grange, Westacott Way, Littlewick Green Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 2018 Clivemont House, Clivemont Road Housing 1 1 1 1 1 1 Allocated as part of a larger site SH 0050 Cloudsley, HTD Ltd, High Street Housing 1 1 1 1 1 1 Allocated as part of a larger site H34 Crown House and Charriott House, Victoria Street, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0084ZZ2 Heatherwood Hospital Mixed 1 1 1 1 1 Consultation Site / Suggested Consultation site H35 Keeler, Ellison Close, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 0011 Land at Dedworth Drive & Stuart Close Housing 1 1 1 1 1 1 Important urban open space H29 Shoppenhangers Manor, Manor Lane, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H1 Ascot Gas Holder Site, Sunninghill Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site GB1 Ascot Station Car Park and Cloverleaf Cars, Ascot Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 0012 Stuart Way (a) Housing 1 1 1 1 1 1 Important urban open space WI 0013 Stuart Way (b) Housing 1 1 1 1 1 1 Important urban open space WI 4015 12-15 Queen Annes Court Housing 1 1 1 1 1 1 Already developed/use MA 3027 Kings Grove Industrial Estate Housing 1 1 1 1 1 1 Already developed/use SH 0033 Hermitage Parade&Red House Car Housing 1 1 1 1 1 1 Part of wider proposals SD 0005 Land North of Cedar Drive Housing 1 1 1 1 1 1 Greenbelt SH 0070 Land South of High St Ascot Housing 1 1 1 1 1 1 Part of wider proposals SD 0004 Rear of Lynwood Crescent Housing 1 1 1 1 1 1 Greenbelt MA 2019 2 Castle Hill Terrace Housing 1 1 1 1 1 1 Likely yield too low MA 2002 2 Marlow Rd, commonwealth Housing 1 1 1 1 1 1 Small site , not available H18 Berkshire House, High Street, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 1017 Childrens Play area between 79 Gardner Road and 16 Fawley Close Housing 1 1 1 1 1 1 Permission already granted H9 Cookham Gas Holder, Whyteladyes Lane, Cookham Rise Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H19 DTC, Gringer Hill, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site GB5 Garden Centre, Dedworth Road, Windsor Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H7 High Peak, off London Road, Sunningdale Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site MA 5039 Highclere, Shoppenhangers Road Housing 1 1 1 1 1 1 Small site H3 Kenilworth, Windsor Road, North Ascot Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WI 0005 Kennels (a), Sunnymeads Housing 1 1 1 1 1 1 Greenbelt WI 0006 Kennels (b), Sunnymeads Housing 1 1 1 1 1 1 Greenbelt HO 0001 Land adj coppermill road Housing 1 1 1 1 1 1 Greenbelt BI 0006 Land adjacent to Honey House Housing 1 1 1 1 1 1 Greenbelt Flood Essential Rank/ Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason WW 0001 Land at Cannon Lane Housing 1 1 1 1 1 1 Greenbelt CO 0017 land at Lower Mount Farm Housing 1 1 1 1 1 1 Greenbelt MA 5031 Land at Manor Lane Housing 1 1 1 1 1 1 Greenbelt SH 0003 Land at Station Hill Housing 1 1 1 1 1 1 Greenbelt WW 0004 Land E of the Grove Park Est. Housing 1 1 1 1 1 1 Greenbelt CO 0018 Land North of Burnt Oak Housing 1 1 1 1 1 1 Greenbelt HO 0007 Land off Layburn Crescent Housing 1 1 1 1 1 1 Greenbelt CG 0004 Land west of Cannon Lane Housing 1 1 1 1 1 1 Greenbelt CG 0010 Lnd at Woodlands Park Avenue Housing 1 1 1 1 1 1 Greenbelt H23 Maidenhead Lawn Tennis Club, All Saints Avenue, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H24 Middlehurst, Boyn Valley Road, Maidenhead Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H8 Old Huntsman's House, Kennel Avenue, North Ascot Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site H10 Payton House, Gorse Road, Cookham Rise Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site WW 0024 Shire Horse Centre & Village Life Housing 1 1 1 1 1 1 Permission already granted SH 0071 Site at Larch Avenue Housing 1 1 1 1 1 1 Greenbelt MA 2001 St Marks Hosptial Housing 1 1 1 1 1 1 Hospital use ZZ5 Sunningdale car park and surrounds Mixed 1 1 1 1 1 Consultation Site / Suggested Consultation site H4 Sunningdale Station and Car Park, Sunningdale Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site SH 0083 Westbrook House, Windsor Road Housing 1 1 1 1 1 1 Has permission for residential WW 0009 White Waltham Airfield Housing 1 1 1 1 1 1 Greenbelt MA 5049 Wichita, Villa Flora and land rear of Dormer Cottage, Shoppenhangers Road Housing 1 1 1 1 1 1 Not supported locally and has permission for housing MAI Compound at Stubbings Road Housing 1 1 1 1 1 Consultation Site / Suggested Consultation site CO 0015 Cannon Court Farm Housing 1 1 1 1 1 1 Greenbelt WI 1007 Land adj Broom Farm Estate Housing 1 1 1 1 1 1 Greenbelt WW 0023 Land at the corner of Burchetts Green Lane and Bath Road (A4) Housing 1 1 1 1 1 1 Greenbelt BR 0063 Longfields Farm, Drift Road Housing 1 1 1 1 1 1 Greenbelt WL 0004 WhitfieldsFarm,HungerfordLane Housing 1 1 1 1 1 1 Greenbelt SD 0033 3 Cedars, Silwood Road Housing 1 1 1 1 1 1 Greenbelt CO 0042 Beggars Shaw,Alwyns Road Housing 1 1 1 1 1 1 Greenbelt BR 0062 Belmont Farm, Sturt Green, Holyport Housing 1 1 1 1 1 1 Greenbelt SH 0024 House in the Wood, London Rd, Ascot Housing 1 1 1 1 1 1 Greenbelt OW 0008 Land at 14 Pelling Hill Housing 1 1 1 1 1 1 Greenbelt SH 0079 Land at Blacknest House Housing 1 1 1 1 1 1 Greenbelt BR 0053 Land between A404 & A305 Housing 1 1 1 1 1 1 Greenbelt WW 0022 Land SW of Breadcroft Lane Housing 1 1 1 1 1 1 Greenbelt MA 5085 Manor House Manor Lane Housing 1 1 1 1 1 1 Greenbelt SH 0078 Silwood Park Nurseries, Cheapside Road Housing 1 1 1 1 1 1 Greenbelt BI 0002 Stubbings Farm (a) Housing 1 1 1 1 1 1 Greenbelt BI 0003 Stubbings Farm (b) Housing 1 1 1 1 1 1 Greenbelt SD 0008 The Post Box Field Housing 1 1 1 1 1 1 Greenbelt WW 0020 Land r/o Brook Hse Paley St Housing 1 1 1 1 1 1 infrastructure WI 0033 Land To West & South of 37-59 Hanover Way, & 13 & 15 West Crescent Housing 1 1 1 1 1 1 Has permission for residential BR 0055 Land adj Braywick House Housing 1 1 1 1 1 1 listed building WI 4019 1 Thames Street Housing 1 1 1 1 1 1 No designation WI 3003 King Edward VII Hospital Housing 1 1 1 1 1 1 Not available MA 3006 Lawnfield and garage, Bath Rd Housing 1 1 1 1 1 1 Not available HU 0005 Goulders Farm, Cockpole Green Housing 1 1 1 1 1 1 Not suitable location CO 0011 Land adj to Grubwood Lane Housing 1 1 1 1 1 1 Not suitable location 1st Flood Zone 1 WW 0008 Land S of 4 Butchers Lane Housing 1 1 1 1 1 1 not suitable location WL 0012 Land South of Weycock Cottage, Milley Road Housing 1 1 1 1 1 1 Not suitable location HU 0004 Meadow View Site Housing 1 1 1 1 1 1 not suitable location BR 0021 St. Leonards Farm Housing 1 1 1 1 1 1 not suitable location HU 0003 Appletree Cottages site Housing 1 1 1 1 1 1 not supported locally SH 0012 Ascot/Hunters Ldge, London Rd Housing 1 1 1 1 1 1 not supported locally WL 0003 Milley Farm, Milley Lane Housing 1 1 1 1 1 1 not supported locally MA 1000 13 - 25 Malvern Road Housing 1 1 1 1 1 1 Ownership MA 5043 16-20 Braywick Road Housing 1 1 1 1 1 1 Ownership SD 0024 2 and 3 Greenways Drive Housing 1 1 1 1 1 1 Ownership SD 0056 2 Sunning Avenue, Sunningdale Housing 1 1 1 1 1 1 Ownership MA 0006 35-39 Courthouse Rd Housing 1 1 1 1 1 1 Ownership WI 3005 38-42 Winkfield Road Housing 1 1 1 1 1 1 Ownership MA 2014 59 Harrow Lane Housing 1 1 1 1 1 1 Ownership MA 2004 61&land to rear63Harrow Lane Housing 1 1 1 1 1 1 Ownership MA 5077 9-27 Walker Road Housing 1 1 1 1 1 1 Ownership WW 0025 Highcroft And Lantivet And Woodbury And Mallia Cannon Lane Housing 1 1 1 1 1 1 Ownership MA 1013 Land At 10 And To Rear of 6 and 8 and 12 Linden Avenue Housing 1 1 1 1 1 1 Ownership WI 0031 Land at 61-63 Dedworth Rd Housing 1 1 1 1 1 1 Ownership SH 0060 Land at St Clouds&Glebelands Housing 1 1 1 1 1 1 Ownership MA 0021 Land rear of 18 - 22 Clarefield Drive and 6 & 7 Clarefield Close Housing 1 1 1 1 1 1 Ownership SH 0049 Budgens,Hermitage Parade Housing 1 1 1 1 1 1 Part of wider proposals SD 0057 Bardfield Place, Bagshot Road Housing 1 1 1 1 1 1 Permission already granted SH 0072 Byways, Friary Road, Ascot Housing 1 1 1 1 1 1 Permission already granted MA 3005 Castle Hill Youth&Cmnity Cntr Housing 1 1 1 1 1 1 Permission already granted Flood Essential Rank/ Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason MA 2015 Hargrave House, Belmont Road Housing 1 1 1 1 1 1 Permission already granted SD 0020 Laggan House Housing 1 1 1 1 1 1 Permission already granted SH 0074 Land at Windrush, Hancocks Mount, Ascot Housing 1 1 1 1 1 1 Permission already granted SD 0014 The Little House, Charters Rd Housing 1 1 1 1 1 1 Permission already granted MA 0025 Agnes Hayward Nursery School, 29 Lincoln Road Housing 1 1 1 1 1 1 Small SH 0075 Appledown Cottage, 1 Holmes Close, Ascot Housing 1 1 1 1 1 1 Small MA 3030 1 Boyn Hill Road, Maidenhead Housing 1 1 1 1 1 1 Small SH 0061 1 Fox Covert Close Housing 1 1 1 1 1 1 Small MA 5040 102-104 Norden Road Housing 1 1 1 1 1 1 Small WI 1015 110 Tinkers Lane Housing 1 1 1 1 1 1 Small MA 0022 113 Alwyn Road Housing 1 1 1 1 1 1 Small CO 0007 124 ro 116-126 Whyteladyes l Housing 1 1 1 1 1 1 Small WI 4054 13-15 Victoria Street, Windsor Housing 1 1 1 1 1 1 Small MA 3029 145 Grenfell Road, Maidenhead Housing 1 1 1 1 1 1 Small MA 3012 183-189 Clare Rd Housing 1 1 1 1 1 1 Small MA 2020 19-21 Craufurd Rise Housing 1 1 1 1 1 1 Small SD 0055 1A & 3A Galton House, Rise Road Housing 1 1 1 1 1 1 Small MA 4032 22 Cookham rd Housing 1 1 1 1 1 1 Small MA 3008 23 Boyn Hill Avenue Housing 1 1 1 1 1 1 Small MA 5046 25-27 Braywick Road Housing 1 1 1 1 1 1 Small SH 0035 33 High Street Housing 1 1 1 1 1 1 Small WI 3021 35 - 37 Hemwood Road, Windsor Housing 1 1 1 1 1 1 Small WI 4014 36a-c Alexandra Road Housing 1 1 1 1 1 1 Small MA 1005 39 Gloucester Road Housing 1 1 1 1 1 1 Small MA 1014 4 Malvern Road Housing 1 1 1 1 1 1 Small BR 0024 40 Windsor Rd & 95 Priors Way Housing 1 1 1 1 1 1 Small WI 0020 5 Hylie Close Housing 1 1 1 1 1 1 Small SD 0021 55 - 79 Chobham Road Housing 1 1 1 1 1 1 Small MA 3019 57 and land at 59 Altwood road Housing 1 1 1 1 1 1 Small MA 5091 71 - 73 High Street, Maidenhead Housing 1 1 1 1 1 1 Small SH 0005 8 Queens Place Housing 1 1 1 1 1 1 Small SH 0092 80 Upper Village Road Housing 1 1 1 1 1 1 Small BR 0052 94 Priors Way Housing 1 1 1 1 1 1 Small MA 2016 98 Cordwallis Road Housing 1 1 1 1 1 1 Small SD 0017 Ashis Nivas, Sunning Avenue Housing 1 1 1 1 1 1 Small HU 0001 Beckfords Warren Row Housing 1 1 1 1 1 1 Small MA 2017 British Red Cross Society, 6 The Crescent Housing 1 1 1 1 1 1 Small MA 3009 Brocket House,Boyn Hill Avenue Housing 1 1 1 1 1 1 Small SH 0034 Burnside & West Burnside Housing 1 1 1 1 1 1 Small WW 0007 Bury Court Farm, Waltham Rd Housing 1 1 1 1 1 1 Small SH 0080 CBS Court, 118 Kennel Ride Housing 1 1 1 1 1 1 Small SH 0017 Cedar Lodge and Merlin House, Bagshot Road Housing 1 1 1 1 1 1 Small MA 3011 Chandlers Removers Housing 1 1 1 1 1 1 Small SH 0028 Charters Lane Garages Housing 1 1 1 1 1 1 Small SD 0025 CMI Ltd, 5 Rise Road Housing 1 1 1 1 1 1 Small WI 2014 Convent Court, Hatch Lane, Windsor Housing 1 1 1 1 1 1 Small MA 0024 Droskyn House, 5 Lime Walk, Maidenhead Housing 1 1 1 1 1 1 Small WI 3020 Essex Lodge 69 Osborne Road, Windsor Housing 1 1 1 1 1 1 Small MA 3028 Fir Trees and Overton, east Road Housing 1 1 1 1 1 1 Small CO 0009 Garages adj to 20 Windmill Rd Housing 1 1 1 1 1 1 Small BR 0022 Garden Cottage,Fifield Road Housing 1 1 1 1 1 1 Small CO 0021 GKL House, Lower Road Housing 1 1 1 1 1 1 Small MA 3004 Glengary Cottage, Norden Road Housing 1 1 1 1 1 1 Small SH 0022 Halstead House,UpperVillageRd Housing 1 1 1 1 1 1 Small CO 0034 Holly Place and Land rear Housing 1 1 1 1 1 1 Small CG 0015 Homer Farm, Cox Green Lane Housing 1 1 1 1 1 1 Small SH 0014 Jacaranda and Tradewinds Housing 1 1 1 1 1 1 Small WI 2008 Land adj 4 Springfield Road Housing 1 1 1 1 1 1 Small SH 0057 Land adj Coach House, Wells Lane Housing 1 1 1 1 1 1 Small CO 0040 Land adjacent Hedsordene Housing 1 1 1 1 1 1 Small WI 0035 Land At 1 And 2 Bradshaw Close And 21 Aston Mead Housing 1 1 1 1 1 1 Small SD 0058 Land at 1 Rise Road, Sunningdale Housing 1 1 1 1 1 1 Small SH 0076 Land at 10 Fox Covert Close Housing 1 1 1 1 1 1 Small BR 0066 Land at 22 Tithe Barn Drive, Maidenhead Housing 1 1 1 1 1 1 Small WI 1017 Land at 31 Keepers Farm Close, Windsor Housing 1 1 1 1 1 1 Small WI 2000 Land at 85 and 87 Alma Road Housing 1 1 1 1 1 1 Small SH 0066 Land at Endeavour House Housing 1 1 1 1 1 1 Small SH 0077 Land at Grangewood and Maple house, Larchfield Avenue Housing 1 1 1 1 1 1 Small CG 0009 Land at jasmine Cottage Housing 1 1 1 1 1 1 Small WI 1006 Land at Keepers Farm Close Housing 1 1 1 1 1 1 Small BR 0019 Land at Kimbers Lane Housing 1 1 1 1 1 1 Small WI 2013 Land at Lord Raglan House, 132 St Leonards Road Windsor Housing 1 1 1 1 1 1 Small MA 0026 Land at Mead House, Pinkneys Drive, Maidenhead Housing 1 1 1 1 1 1 Small Flood Essential Rank/ Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason SH 0025 Land at Nell Gwynne Avenue Housing 1 1 1 1 1 1 Small SH 0089 Land at South Court, London Road Housing 1 1 1 1 1 1 Small BR 0054 Land r/o Windsor Road Bray Housing 1 1 1 1 1 1 Small WI 1016 Land rear of 91A Dedworth Road, Windsor Housing 1 1 1 1 1 1 Small MA 5075 LINKSIDE, Shoppenhangers road Housing 1 1 1 1 1 1 Small SH 0093 Lynton Lodge, Coronation Road Housing 1 1 1 1 1 1 Small SH 0056 Meadow Court, London Rd Housing 1 1 1 1 1 1 Small MA 5065 Methodist Church, King Street Housing 1 1 1 1 1 1 Small WI 0028 Rear of 38 Dedworth Road Housing 1 1 1 1 1 1 Small SH 0059 Ridgefield & Milestone House, Winkfield Road Housing 1 1 1 1 1 1 Small SD 0053 Station Parade Station Road Housing 1 1 1 1 1 1 Small SH 0081 Sutherland House, Devenish Road Housing 1 1 1 1 1 1 Small WI 0038 The Annexe 18 Knights Close Windsor Housing 1 1 1 1 1 1 Small SD 0010 The Coach House, Charters Rd Housing 1 1 1 1 1 1 Small SH 0086 The Old Court House Housing 1 1 1 1 1 1 Small SD 0028 The Ridge, Ridgemount Rd Housing 1 1 1 1 1 1 Small SD 0059 Vernons Electrical Ltd, 18 High Street Housing 1 1 1 1 1 1 small MA 3015 Western side of 59 Altwood rd Housing 1 1 1 1 1 1 Small BR 0061 White Gables, Canon Hill Drive, Maidenhead Housing 1 1 1 1 1 1 Small MA 5071 White House,Harvest Hill Rd Housing 1 1 1 1 1 1 Small CO 0046 Worster House, Worster Road Housing 1 1 1 1 1 1 Small H32 Area between Alma Road and Goslar Way, Windsor Housing 2 2 2 2 2 Consultation Site / Suggested Consultation site GB11 Stafferton Way, Former Park and Ride, Maidenhead Regeneration 2 2 2 2 2 Consultation Site / Suggested Consultation site CG 0001 The McGraw Hill Site Housing 2 2 2 2 2 2 Allocated employment site CG 0003 Ockwells Farm (adj Manor) Housing 2 2 2 2 2 2 Legal covenant prohibiting development HO 0006 Broom Lodge, Stanwell Rd Housing 2 2 2 2 2 2 Greenbelt CO 0012 Land adjoining Lee Cottage Housing 2 2 2 2 2 2 Greenbelt CO 0003 Land at Butts Legh, School Lane, Cookham Housing 2 2 2 2 2 2 Small site BR 0020 Land at Harvest Hill Road Housing 2 2 2 2 2 2 Greenbelt WI 0001 Land at Oakley Green (a) Housing 2 2 2 2 2 2 Greenbelt DA 0004 Land North of Datchet Housing 2 2 2 2 2 2 Greenbelt GB14 Squires Garden Centre, Maidenhead Road, Windsor Housing 2 2 2 2 2 Consultation Site / Suggested Consultation site BR 0013 Land at Lodge Farm & Philberds Housing 2 2 2 2 2 2 Existing use important MA 4005 2 Horton Close Housing 2 2 2 2 2 2 Flooding 2nd Flood Zone 2 MA 4023 85-87 Lower Cookham Road Housing 2 2 2 2 2 2 Flooding HO 0009 Home Close Farm Housing 2 2 2 2 2 2 Greenbelt BR 0012 Moneyrow Green Housing 2 2 2 2 2 2 greenbelt WI 4003 Car Park Site, Thames Avenue / Housing 2 2 2 2 2 2 Part of wider proposals ET 0017 New Schools Extension, Eton Co Housing 2 2 2 2 2 2 Small site MA 4027 BrookHouse&Rosebank,WidbrookRd Housing 2 2 2 2 2 2 not suitable location WI 4013 10-12 Thames Street Housing 2 2 2 2 2 2 Permission already granted ET 0031 41 to 47 Eton wick Road and land between 31 and 33 Victoria Road, Eton Wick Housing 2 2 2 2 2 2 Small DA 0012 64 London Road Housing 2 2 2 2 2 2 Small OW 0009 Land at 16 Orchard Road Housing 2 2 2 2 2 2 Small MA 4056 Land at Ashley 61 Lower Cookham Road Maidenhead Housing 2 2 2 2 2 2 Small BR 0067 Land to Rear of 19 and 21 Byland Drive, Maidenhead Housing 2 2 2 2 2 2 Small MA 5074 R/O Farm Bungalow,Forlease Rd Housing 2 2 2 2 2 2 Small H12 12-13 Bridge Avenue, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H15 3-9 Bridge Avenue, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H37 Alma Road Car Park, Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H33 Area north of Hanover Way, Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H20 Employment areas to the east of Oldfield Rd, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H21 Exclusive House, Oldfield Road, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site WI 0037 Garge Block Maidenhead Road Housing 3a 3a 3a 3a 3a 3a Small site MA 4036 Land at Derek Mead, Derek Rd Housing 3a 3a 3a 3a 3a 3a Small site H28 Land to rear of Whitebrook Park, Lower Cookham Road, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H26 Part of Reform Road Industrial Estate - area next to waterways, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site ZZ15 Sawyers Close, Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H43 Straight Works, Straight Road, Old Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site H31 95 Straight Road, Old Windsor Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site HO 0005 Berkyn Manor & Stables Housing 3a 3a 3a 3a 3a 3a Greenbelt H25 Cedar Park, Cedars Road, Maidenhead Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site MA 4020 Chef Peking, Ray Mead Rd Housing 3a 3a 3a 3a 3a 3a Small site DA 0011 Connection House, Slough rd Housing 3a 3a 3a 3a 3a 3a Small site H11 Connection House, Slough Road, Datchet Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site HO 0008 East of Queen Mother Reservoir Housing 3a 3a 3a 3a 3a 3a Greenbelt WI 0016 Land at Dedworth Road Housing 3a 3a 3a 3a 3a 3a Greenbelt WI 0004 Land at Oakley Green Housing 3a 3a 3a 3a 3a 3a Greenbelt WI 0002 Land at Oakley Green (b) Housing 3a 3a 3a 3a 3a 3a Greenbelt OW 0012 Lnd at Burfield Rd Housing 3a 3a 3a 3a 3a 3a Greenbelt BR 0015 Oakley Mushroom Farm Housing 3a 3a 3a 3a 3a 3a Greenbelt DA 0005 Slough Rd / London Rd Housing 3a 3a 3a 3a 3a 3a Greenbelt ZZ1 Summerleaze office and workshop, Summerleaze Road Housing 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site Flood Essential Rank/ Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason MA 4021 The Playroom, Lock Avenue Housing 3a 3a 3a 3a 3a 3a Small site MA 4015 Whitebrook Park,SL6 8XY (A) Housing 3a 3a 3a 3a 3a 3a Part of site taken forward for Allocation under new name MA 4018 37 Lower Cookham Road Housing 3a 3a 3a 3a 3a 3a Part of wider proposals BR 0064 Patterdale Farm, Drift Road Housing 3a 3a 3a 3a 3a 3a Existing use important ZZ11 The Briary, Eton Wick Road, Eton Housing 3a 3a 3a 3a 3a flooding MA 4010 Fullers Yard Sheephouse Rd Housing 3a 3a 3a 3a 3a 3a greenbelt BR 0011 Land n e of Tithe Barn Drive Housing 3a 3a 3a 3a 3a 3a greenbelt OW 0002 Priory Stables Church RoadA Housing 3a 3a 3a 3a 3a 3a greenbelt MA 4048 Sheephouse Trout Farm Housing 3a 3a 3a 3a 3a 3a greenbelt DA 0015 St. Augustines Field, Eton Road Housing 3a 3a 3a 3a 3a 3a greenbelt ET 0009 Headmasters Garden. Eton Colle Housing 3a 3a 3a 3a 3a 3a Small site 3rd Flood Zone 3a WI 4005 Land at Alma Road Car Park, Al Housing 3a 3a 3a 3a 3a 3a Part of site taken forward for Allocation under new name WR 0023 37 The Drive, Wraysbury Housing 3a 3a 3a 3a 3a 3a not suitable location CO 0014 Land opp. Sutton Close Housing 3a 3a 3a 3a 3a 3a not supported locally SD 0054 Land ro Midway Lady Marg Rd Housing 3a 3a 3a 3a 3a 3a not supported locally WI 0014 13 & 15 & r/o 11 & 17 Parsonage Lane Housing 3a 3a 3a 3a 3a 3a Ownership ET 0027 Land at 13 to 20 South View, Eton Wick Road Housing 3a 3a 3a 3a 3a 3a ownership DA 0003 Land between Eton Rd&Slough Rd Housing 3a 3a 3a 3a 3a 3a ownership WI 0032 Land r/o61-63 West Crescent fronting Hanover Way Housing 3a 3a 3a 3a 3a 3a ownership SH 0021 Gibbs House, Kennel Ride Housing 3a 3a 3a 3a 3a 3a Permission already granted OW 0018 1 Burfield Road, Old Windsor Housing 3a 3a 3a 3a 3a 3a Small DA 0016 115 Horton Road, Datchet Housing 3a 3a 3a 3a 3a 3a Small OW 0005 12-14 Warrington Spur Housing 3a 3a 3a 3a 3a 3a Small MA 4052 146 Blackamoor lane Housing 3a 3a 3a 3a 3a 3a Small OW 0016 15 Lyndwood Drive, Old Windsor, Windsor Housing 3a 3a 3a 3a 3a 3a Small DA 0017 21A Queens Road Housing 3a 3a 3a 3a 3a 3a Small WI 4022 24 Alma Road Housing 3a 3a 3a 3a 3a 3a Small MA 5036 26-28 Forlease Road Housing 3a 3a 3a 3a 3a 3a Small SH 0065 29 Francis Chichester Close Housing 3a 3a 3a 3a 3a 3a Small MA 4029 35-37 Summerleaze Road Housing 3a 3a 3a 3a 3a 3a Small WI 4045 4 Albert Street Housing 3a 3a 3a 3a 3a 3a Small WI 4055 54 Vansittart Road, Windsor Housing 3a 3a 3a 3a 3a 3a Small MA 4026 55-57 Lower Cookham Rd Housing 3a 3a 3a 3a 3a 3a Small MA 4028 66 Lower Cookham Road Housing 3a 3a 3a 3a 3a 3a Small OW 0006 71-73 Straight Road Housing 3a 3a 3a 3a 3a 3a Small WI 0018 7-9 Parsonage Lane Housing 3a 3a 3a 3a 3a 3a Small MA 1009 80 Aldebury Road, Maidenhead Housing 3a 3a 3a 3a 3a 3a Small MA 4031 9.10.11 Ray Lee Close Housing 3a 3a 3a 3a 3a 3a Small SH 0088 97 New Road, Ascot Housing 3a 3a 3a 3a 3a 3a Small MA 4045 99 Blackamoor Lane Housing 3a 3a 3a 3a 3a 3a Small CO 0045 Fire Station, Berries Lane Housing 3a 3a 3a 3a 3a 3a Small MA 4008 Garages at 21-29 Florence Av Housing 3a 3a 3a 3a 3a 3a Small MA 5032 Land at Oldfield Rd Housing 3a 3a 3a 3a 3a 3a Small WR 0027 Land Rear of 36 Station Road, Wraysbury Housing 3a 3a 3a 3a 3a 3a Small MA 4030 Little Raylands, HighTrees & Squirels Housing 3a 3a 3a 3a 3a 3a small BR 0056 Lnd fronting Monkey Island Lne Housing 3a 3a 3a 3a 3a 3a small MA 4025 Meadow End,Fawley&the Bungalow Housing 3a 3a 3a 3a 3a 3a small DA 0013 Old Council Offices,The Green Housing 3a 3a 3a 3a 3a 3a Small HO 0004 Orchard Cottages & land adj Housing 3a 3a 3a 3a 3a 3a Small H16 35, 37 and 33 Velmead Works Lower Cookham Road, Maidenhead Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site BR 0017 Land at Bray Film Studios Housing 3b 3b 3b 3b 3b 3b Has permission for residential ET 0016 Rafts Boat Hse, Eton College Housing 3b 3b 3b 3b 3b 3b Has permission for residential H39 Riverside Walk Office Building, Windsor Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site MA 4006 13 and The Poplars, Woodhurst Housing 3b 3b 3b 3b 3b 3b Yield likely to be too low GB6 Land at Water Oakley Farm, Windsor Road Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site BR 0007 Land at Windsor Road Housing 3b 3b 3b 3b 3b 3b Greenbelt MA 5016 Land North Sewage works Housing 3b 3b 3b 3b 3b 3b Allocated under a different name BR 0018 Land South of A308(M) Housing 3b 3b 3b 3b 3b 3b Greenbelt MA 5047 Ld opp Allotments, Green Lane Housing 3b 3b 3b 3b 3b 3b Greenbelt OW 0003 Priory Stables Church RoadB Housing 3b 3b 3b 3b 3b 3b Greenbelt MA 5093 Redroofs Bed and Breakfast, Oldfield Guards Club Road, Maidenhead Housing 3b 3b 3b 3b 3b 3b Small site H38 River Street and Thames Street car parks, Windsor Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site MA 4000 Spencers Farm, Housing 3b 3b 3b 3b 3b 3b Greenbelt BR 0006 Summerleaze Processing Plant Housing 3b 3b 3b 3b 3b 3b Greenbelt ZZ12 Barnes Pool Car Park, Baldwins Store, Eton Housing 3b 3b 3b 3b 3b Flooding WW 0018 Brook House,Paley Street Housing 3b 3b 3b 3b 3b 3b Flooding ZZ10 Burnham Thorpe, Eton Wick Road Housing 3b 3b 3b 3b 3b Flooding MA 4016 Whitebrook Park, SL6 8XY (B) Housing 3b 3b 3b 3b 3b 3b Flooding 4th Flood Zone 3b WR 0024 98-100 Welley Road, Wraysbury Housing 3b 3b 3b 3b 3b 3b Greenbelt HO 0011 Berkyn Manor & adjoining Housing 3b 3b 3b 3b 3b 3b Greenbelt BR 0008 Bray Marina, Monkey Island Housing 3b 3b 3b 3b 3b 3b Greenbelt WW 0021 Glebeland Farm Drift Rd Housing 3b 3b 3b 3b 3b 3b Greenbelt MA 4034 Land opposite Clappers Meadow Housing 3b 3b 3b 3b 3b 3b infrastructure Flood Essential Rank/ Preference Description Site ref Address Proposed Use Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason ET 0021 All weather pitch, Eton College Housing 3b 3b 3b 3b 3b 3b Greenbelt ET 0007 Farrer Theatre, Eton College Housing 3b 3b 3b 3b 3b 3b Small site ET 0002 Willowbrook, Eton College Housing 3b 3b 3b 3b 3b 3b Greenbelt H42 Windsor and Eton Riverside Station Car Park, Windsor Housing 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site CO 0005 Moor Hall Housing 3b 3b 3b 3b 3b 3b Not available CG 0011 Land at Ockwells Road A Housing 3b 3b 3b 3b 3b 3b Not suitable location CG 0012 Land at Ockwells Road B Housing 3b 3b 3b 3b 3b 3b Not suitable location WR 0030 40 Douglas Lane, Wraysbury Housing 3b 3b 3b 3b 3b 3b Small MA 4022 84 Ray Mill road West Housing 3b 3b 3b 3b 3b 3b Small WR 0022 Bell Weir Garage and Engineering Co, 2 Wraysbury Road Housing 3b 3b 3b 3b 3b 3b Small OW 0004 Boat Yard,105 Straight Road Housing 3b 3b 3b 3b 3b 3b Small ET 0030 House on the Bridge, 71 High Street, Eton Housing 3b 3b 3b 3b 3b 3b Small WR 0028 Land Adjacent to 2 Wharf Road, Wraysbury Housing 3b 3b 3b 3b 3b 3b Small CO 0048 Land at Lightlands Cottage, Lightlands Lane Housing 3b 3b 3b 3b 3b 3b Small Appendix A3 - Emplyment sites ranked with reasons for discounting
Rank/ Essential Preference Description Site ref Address Proposed Use Flood Zone Infrastructure Highly Vulnerable More Vulnerable Less Vulnerable Water Compatible Reason AddW1 32 Peascod Street Employment 1 1 1 1 1 Small site, has PP for residential AddM6 99, King Street, Maidenhead Employment 1 1 1 1 1 Developed as hotel E1 Ascot Business Park, South Ascot Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site E7 Barloworld, Littlewick Green Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site N6 Boyn Valley Rd/Kings Grove Industrial Area Employment 1 1 1 1 1 Allocated as two individual sites M1 Broadway Multi-Storey Car park Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP MTC8 Builder's Yard, Melton Court Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP S12 Civil Service College Employment 1 1 1 1 1 Not locally supported E10 Cordwallis Industrial Estate, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site E15 Eastern part of Kings Grove / Boyn Valley Industrial Estate, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site E20 Fairacres Industrial Estate, Tinkers Lane, Windsor Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site E11 Foundation Park, Cannon Lane, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site E12 Furze Platt Industrial Estate Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site Hargrave House has PP for residential. Remainder of site is N9 Gringer Hill / Belmont Rd Employment 1 1 1 1 1 consultation site / suggested consultation site. E8 Grove Business Park, Cannon Lane, White Waltham Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site M5 Grove Road Car Park Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP E9 Maidenhead Office Park, Westacott Way, Littlewick Green Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site AddW2 Minton Place, Victoria Street Employment 1 1 1 1 1 Allocated as housing 1st Flood Zone 1 Airfield – keep as now. Rest of site is part of Grove Bus. Park. N20 ML Aviation/Grove Park/White Waltham Airfield Employment 1 1 1 1 1 S8 New Lodge Employment 1 1 1 1 1 Keep as existing employment (not allocated) N7 Pendragon Car Dealer Employment 1 1 1 1 1 Not available Consultation Site / Suggested Consultation site, combined with W2 Post Office, William Street / Peascod Street Employment 1 1 1 1 1 Telephonce Exchange, Mellor Walk E4 Priors Way Industrial Estate Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site E2 Queen's Road Industrial Estate, Sunninghill Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site WTC3 River Street Employment 1 1 1 1 1 Small site AddM2 Sierra House, High Street, Maidenhead Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP E3 Silwood Park, Sunningdale Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site N3 Southern Electric Employment 1 1 1 1 1 Allocated under a different name AddM3 Statesman House Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP Consultation Site / Suggested Consultation site, combined with Post WTC1 Telephone Exchange, Mellor Walk Employment 1 1 1 1 1 Office, William Street / Peascod Street MTC9 Telephone Exchange, West Street Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP E17 Vanwall Road Business Area, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site AddM1 War Graves Commission Employment 1 1 1 1 1 No realistic prospect of development M4 West Street Car Park Employment 1 1 1 1 1 Part of allocation in Maidenhead Town Centre AAP E18 Woodlands Business Park, Woodlands Park, Maidenhead Employment 1 1 1 1 1 Consultation Site / Suggested Consultation site M6 Bowling Green & Football Ground, York Road Employment 2 2 2 2 2 Part of allocation in Maidenhead Town Centre AAP N1 Former park and Ride Site Employment 2 2 2 2 2 Developed as part of a wider development WTC4 Goswell Road Coach Park Employment 2 2 2 2 2 Keep as facilities for coach park 2nd Flood Zone 2 E21 Imperial House, Alma Road, Windsor Employment 2 2 2 2 2 Consultation Site / Suggested Consultation site E14 Norreys Drive, Maidenhead Employment 2 2 2 2 2 Consultation Site / Suggested Consultation site MTC2 Parking to the rear of Bridge Street & Forlease Road Employment 2 2 2 2 2 Small site, difficult to develop MTC7 St Mary's Close, Maidenhead Employment 2 2 2 2 2 Part of allocation in Maidenhead Town Centre AAP AddM7 Altwood BMW Employment 3a 3a 3a 3a 3a Part of allocation in Maidenhead Town Centre AAP E16 Central part of Reform Road Industrial Estate, Maidenhead Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site E5 Ditton Park, Datchet Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site E22 East part of Vale Road Industrial Estate, Vale Road, Windsor Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site E13 Howarth Road Industrial Estate, Maidenhead Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site N21 ICL Beaumont Employment 3a 3a 3a 3a 3a Keep as existing hotel / conference centre (not allocated) 3rd Flood Zone 3a WTC2 Mercer House, Thameside Employment 3a 3a 3a 3a 3a Small site, difficult to develop N17 Reform Road Industrial Estate Area 2 Employment 3a 3a 3a 3a 3a Split down in smaller sub-sites for Consultation . S9 Shirley Avenue, Vale Rd, Windsor Employment 3a 3a 3a 3a 3a Allocated as two individual sites E23 Vansittart Industrial Estate, Windsor Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site Front – keep as existing employment (not allocated). Rear is N12 Whitebrook Park, Lower Cookham Rd,Maidenhead Employment 3a 3a 3a 3a 3a consultation site / suggested consultation site E24 Windsor Dials, Arthur Road, Windsor Employment 3a 3a 3a 3a 3a Consultation Site / Suggested Consultation site N14 Bray Studios Employment 3b 3b 3b 3b 3b Has PP for residential E19 Centrica, Maidenhead Road, Windsor Employment 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site MTC3 Corner of Bridge Avenue / High Street Employment 3b 3b 3b 3b 3b Part of allocation in Maidenhead Town Centre AAP GB12 Little Farm Nursery, North Town Moor, Maidenhead Leisure uses 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site 4th Flood Zone 3b E6 Manor House Lane Industrial Estate, Datchet Employment 3b 3b 3b 3b 3b Consultation Site / Suggested Consultation site N11 Moor Hall Employment 3b 3b 3b 3b 3b Keep as existing employment (not allocated) MTC1 Moorbridge Road / Bridge Road Employment 3b 3b 3b 3b 3b Small site, difficult to develop N17 Reform Rd/Oldfield Rd Industrial Area Employment 3b 3b 3b 3b 3b Split down in smaller sub-sites for Consultation . MTC6 South of York Road Employment 3b 3b 3b 3b 3b Part of allocation in Maidenhead Town Centre AAP STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites
Appendix B Table B1 – Housing Sites – detailed information and ranking Table B2 – Employment Sites - detailed information and ranking
Appendix B1 - Housing sites - Detailed information and ranking
Approx. centre Grid Ref Percentage of site within the flood zone Site within FMfSW Site within AStGWf Appropriate Use Site Main Site Area FZ3b Local Flood Risk Rank Site Name Site ID Proposed use FZ3b within >=25%<5 >=50%<7 Flood Highly More Less Water Essential (hectares) Easting Northing FZ1 FZ2 FZ3a functional 1 in 30 1 in 200 <25% >=75% issues developed ABD? 0% 5% Zone Vulnerable Vulnerable Vulnerable compatible Infrastructure floodplain
Ascot Gas Holder Site, Sunninghill H1 2.08 493719 167535 Housing 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Hope Technical Developments Ltd, and land to east of Course Road, Ascot H2 0.41 492444 168884 Housing 100 0 0 0 0 N N N Y N N N N 1 1 1 1 1 Kenilworth, Windsor Road, North Ascot H3 0.30 491777 169550 Housing 100 0 0 0 0 N N Y Y N N N N 1 1 1 1 1 Sunningdale Station and Car Park, Sunningdale H4 0.71 495145 166791 Housing 100 0 0 0 0 N N Y N N N N N 1 1 1 1 1 Telephone Exchange, Upper Village Road, Sunninghill H5 0.21 493389 167850 Housing 100 0 0 0 0 N N N Y N N N N 1 1 1 1 1 The Big Cedar, London Road, Sunningdale H6 0.60 495802 167102 Housing 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 High Peak, off London Road, Sunningdale H7 1.04 495116 166490 Housing 100 0 0 0 0 N N N N N N N N 1 1 1 1 1 Old Huntsman's House, Kennel Avenue, North Ascot H8 0.69 491605 169785 Housing 100 0 0 0 0 N N N Y N N N N 1 1 1 1 1 Ascot Station Car Park and Cloverleaf Cars, Ascot GB1 1.26 492336 168283 Housing 100 0 0 0 0 N N N Y N N N N 1 1 1 1 1 Garden Centre, Dedworth Road, Windsor GB5 1.27 493223 176527 Housing 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Payton House, Gorse Road, Cookham Rise H10 0.29 488064 184886 Housing 100 0 0 0 0 N N N N N N Y N 1 1 1 1 1 Cookham Gas Holder, Whyteladyes Lane, Cookham Rise H9 1.23 488138 184558 Housing 100 0 0 0 0 N Y Y N N N Y N 1 1 1 1 1 Polestar Taylowe BUilding, Furze Platt Industrial Estate, Maidenhead H27 3.02 487946 182589 Housing 100 0 0 0 0 N N Y N N N Y N 1 1 1 1 1 150 Bath Road, Maidenhead H14 0.32 486725 180788 Housing 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Belmont Place, Belmont Road, Maidenhead H17 0.22 487993 181699 Housing 100 0 0 0 0 N Y Y Y N Y N N 1 1 1 1 1 DTC, Gringer Hill, Maidenhead H19 2.01 488078 181764 Housing 100 0 0 0 0 N Y Y Y N Y N N 1 1 1 1 1 Berkshire House, High Street, Maidenhead H18 0.16 488915 181166 Housing 100 0 0 0 0 N N Y N N Y N Y - Unknown 1 1 1 1 1 Maidenhead Lawn Tennis Club, All Saints Avenue, Maidenhead H23 0.75 487431 181427 Housing 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Middlehurst, Boyn Valley Road, Maidenhead H24 0.28 487876 180527 Housing 100 0 0 0 0 N Y Y N Y N N N 1 1 1 1 1 Western section of Kings Grove Industrial Estate, Boyn Valley Road, MaidenheadH30 1.29 488010 180543 Housing 100 0 0 0 0 N N Y N Y Y N N 1 1 1 1 1 1st: Flood Zone Shoppenhangers Manor, Manor Lane, Maidenhead H29 1.84 488121 179493 Housing 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 1 Woolley Hall and Woolley Grange, Westacott Way, Littlewick Green GB10 14.70 484800 180103 Housing 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Park House, Warren Row Road, Warren Row GB7 0.48 481107 180748 Housing 100 0 0 0 0 N N Y N N N N N 1 1 1 1 1 North west part of Grove Business Park, Cannon Lane, White Waltham GB9 5.19 485176 177660 Housing 100 0 0 0 0 N Y Y N Y N N N 1 1 1 1 1 The Parade and Car Park, Ruddlesway, Windsor H41 0.61 493654 176566 Housing 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Keeler, Ellison Close, Windsor H35 0.97 494853 175533 Housing 100 0 0 0 0 N N N N N N N N 1 1 1 1 1 Crown House and Charriott House, Victoria Street, Windsor H34 0.30 496635 176599 Housing 100 0 0 0 0 N N Y N N Y N N 1 1 1 1 1 Thames Court, Victoria Street, Windsor H40 0.20 496867 176563 Housing 100 0 0 0 0 N Y Y N N Y N N 1 1 1 1 1 Land rear of 38-39 Peascod Street, and Telephone Exchange, Bachelors Acre,H36 Windsor 0.68 496643 176694 Housing 100 0 0 0 0 N Y Y N N Y N N 1 1 1 1 1 Compound at Stubbings Road MAI 1.22 484960 181447 Housing 100 0 0 0 0 N N Y N N N N N 1 1 1 1 1 TA Centre, Bolton Road WIN 0.50 496561 175517 Housing 100 0 0 0 0 N N N Y N N N N 1 1 1 1 1 Ashurst Manor, Church Lane ZZ3 2.13 493988 168502 Housing 100 0 0 0 0 N N N Y N N N N 1 1 1 1 1 Cottages adjacent to Queen Anne's Gate, Windsor ZZ7 0.93 496491 175100 Housing 100 0 0 0 0 N N N Y N N N Y - Unknown 1 1 1 1 1 Minton Place / Consort House, Victoria Street, Windsor ZZ8 0.36 496561 176611 Housing 100 0 0 0 0 N Y Y N N Y N N 1 1 1 1 1 Windsor Fire Station, St Marks Road ZZ9 0.20 496240 176346 Housing 100 0 0 0 0 N N Y N N Y N N 1 1 1 1 1 Part of Lower Mount Farm, Cookham ZZ13 5.16 487995 184150 Housing 100 0 0 0 0 N Y Y Y N N Y N 1 1 1 1 1 Poundfield ZZ14 5.93 488911 185341 Housing 100 0 0 0 0 N Y Y Y N N Y N 1 1 1 1 1 Heatherwood Hospital ZZ2 7.44 491380 168691 Mixed 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Sunningdale Park, Larch Avenue ZZ4 4.08 494581 167956 Mixed 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Sunningdale car park and surrounds ZZ5 1.67 495464 166955 Mixed 100 0 0 0 0 N N Y Y N N N N 1 1 1 1 1 Shorts Recycling Centre, St George's Lane, Ascot ZZ6 5.67 492634 168474 Mixed 100 0 0 0 0 N N N Y N N N N 1 1 1 1 1 Ascot centre regeneration area GB3 18.46 492438 168809 Regeneration 100 0 0 0 0 N Y Y Y N N N Y - July '07 SW 1 1 1 1 1 Squires Garden Centre, Maidenhead Road, Windsor GB14 0.74 493458 177028 Housing 90 10 0 0 0 N N Y Y N N Y N 2 2 2 2 2 Area between Alma Road and Goslar Way, Windsor H32 0.89 496062 176303 Housing 80 20 0 0 0 N Y Y N N Y N N 2 2 2 2 2 2nd: Over 50% Stafferton Way, Former Park and Ride, Maidenhead GB11 3.88 489254 180536 Regeneration 50 50 0 0 0 N Y Y N N N Y N 2 2 2 2 2 in Flood Zone 1 Riverside Walk Office Building, Windsor H39 0.21 496835 177273 Housing 50 15 35 0 0 N N Y N N N Y N 3a 3a 3a 3a 3a Land at Water Oakley Farm, Windsor Road GB6 9.04 491900 177758 Housing 85 10 4 1 0 N Y Y N N Y Y N 3b 3b 3b 3b 3b Windsor and Eton Riverside Station Car Park, Windsor H42 0.99 496918 177404 Housing 70 15 0 15 0 N N Y N N N Y N 3b 3b 3b 3b 3b Summerleaze office and workshop, Summerleaze Road ZZ1 0.96 489261 182491 Housing 0 85 15 0 0 Y N N N N N Y N 3a 3a 3a 3a 3a Cedar Park, Cedars Road, Maidenhead H25 0.93 489374 181100 Housing 10 70 20 0 0 Y N N N N N Y N 3a 3a 3a 3a 3a 3rd: Over 50% in Area north of Hanover Way, Windsor H33 0.33 494766 176735 Housing 5 70 25 0 0 N Y Y Y N N N N 3a 3a 3a 3a 3a Flood Zone 2 Sawyers Close, Windsor ZZ15 3.38 494524 177011 Housing 0 75 25 0 0 N Y Y Y N N Y Y - Sewer, Other 3a 3a 3a 3a 3a River Street and Thames Street car parks, Windsor H38 0.83 496692 177109 Housing 23 70 1 3 3 N Y Y N N N Y N 3b 3b 3b 3b 3b Part of Reform Road Industrial Estate - area next to waterways, MaidenheadH26 1.77 489448 181135 Housing 0 40 60 0 0 Y Y Y N N N Y N 3a 3a 3a 3a 3a 3-9 Bridge Avenue, Maidenhead H15 0.27 489185 181131 Housing 0 30 70 0 0 Y Y Y N N N Y Y - Unknown 3a 3a 3a 3a 3a 4th: Over 50% in Exclusive House, Oldfield Road, Maidenhead H21 0.27 489745 181270 Housing 0 30 70 0 0 Y N Y N N N Y N 3a 3a 3a 3a 3a Flood Zone 3a Alma Road Car Park, Windsor H37 0.41 496340 176945 Housing 0 15 85 0 0 N Y Y N N Y N N 3a 3a 3a 3a 3a Land to rear of Whitebrook Park, Lower Cookham Road, Maidenhead H28 1.38 490240 183553 Housing 0 10 90 0 0 Y Y Y N N Y N N 3a 3a 3a 3a 3a Straight Works, Straight Road, Old Windsor H43 0.55 498914 174180 Housing 0 1 99 0 0 N N Y N N N Y N 3a 3a 3a 3a 3a 95 Straight Road, Old Windsor H31 0.28 499036 173945 Housing 0 0 100 0 0 N N Y N N N Y N 3a 3a 3a 3a 3a Connection House, Slough Road, Datchet H11 0.10 498584 177128 Housing 0 0 100 0 0 N N Y N N N Y N 3a 3a 3a 3a 3a 5th Flood Zone 12-13 Bridge Avenue, Maidenhead H12 0.08 489193 181064 Housing 0 0 100 0 0 Y Y Y N N N Y N 3a 3a 3a 3a 3a 3a 35, 37 and 33 Velmead Works Lower Cookham Road, Maidenhead H16 0.25 490173 182835 Housing 0 0 100 0 0 N Y Y N N Y N N 3a 3a 3a 3a 3a Employment areas to the east of Oldfield Rd, Maidenhead H20 0.55 489721 181043 Housing 0 0 100 0 0 N N Y N N N Y N 3a 3a 3a 3a 3a Appendix B2 - Employment sites - Detailed information and ranking
Approx. centre Grid Ref Percentage of site within the flood zone Site within FMfSW Site within AStGWf Appropriate Use Site Area Site within Local Flood Risk Main Rank Site Name Site ID Proposed use FZ3b (hectares) FZ3b ABD? >=25%<50 >=50%<75 issues Flood Zone Highly More Less Water Essential Easting Northing FZ1 FZ2 FZ3a functional 1 in 30 1 in 200 <25% >=75% developed % % Vulnerable Vulnerable Vulnerable compatible Infrastructure floodplain Ascot Business Park, South Ascot E1 3.98 492069 168199 Employment 100 0 0 0 0 N Y Y Y N N N N 1 1 1 1 1 Queen's Road Industrial Estate, Sunninghill E2 0.45 493675 167699 Employment 100 0 0 0 0 N N Y Y N N N N 1 1 1 1 1 Priors Way Industrial Estate E4 3.80 489662 178684 Employment 100 0 0 0 0 N Y Y N N N Y N 1 1 1 1 1 Furze Platt Industrial Estate E12 6.10 487837 182650 Employment 100 0 0 0 0 N Y Y N N N Y N 1 1 1 1 1 Eastern part of Kings Grove / Boyn Valley Industrial Estate, Maidenhead E15 2.48 488284 180710 Employment 100 0 0 0 0 N Y Y N N Y N Y - July '07 SW 1 1 1 1 1 Fairacres Industrial Estate, Tinkers Lane, Windsor E20 2.47 493541 176293 Employment 100 0 0 0 0 N Y Y Y N N N Y - Sewer 1 1 1 1 1 Vanwall Road Business Area, Maidenhead E17 13.30 487182 179962 Employment 100 0 0 0 0 N Y Y N Y N Y Y - Unknown 1 1 1 1 1 1st: Flood Zone 1 Cordwallis Industrial Estate, Maidenhead E10 9.41 488434 181941 Employment 100 0 0 0 0 N Y Y N N Y Y N 1 1 1 1 1 Woodlands Business Park, Woodlands Park, Maidenhead E18 1.26 486415 178519 Employment 100 0 0 0 0 N Y Y N Y N N N 1 1 1 1 1 Foundation Park, Cannon Lane, Maidenhead E11 5.14 485849 179570 Employment 100 0 0 0 0 N Y Y N N Y N N 1 1 1 1 1 Grove Business Park, Cannon Lane, White Waltham E8 5.55 485311 177691 Employment 100 0 0 0 0 N Y Y N Y N N N 1 1 1 1 1 Silwood Park, Sunningdale E3 9.53 494707 168680 Employment GB 100 0 0 0 0 N Y Y N N N N N 1 1 1 1 1 Barloworld, Littlewick Green E7 1.77 485373 179065 Employment GB 100 0 0 0 0 N Y Y N N Y Y N 1 1 1 1 1 Maidenhead Office Park, Westacott Way, Littlewick Green E9 13.33 485057 178863 Employment GB 100 0 0 0 0 N Y Y N N Y Y N 1 1 1 1 1 2nd: Over 50% of the site Norreys Drive, Maidenhead E14 10.07 487735 179607 Employment 95 5 0 0 0 N Y Y N N N Y Y - July '07 SW 2 2 2 2 2 in Flood zone 1 Ditton Park, Datchet E5 19.57 499762 177724 Employment 60 30 10 0 0 N Y Y N N Y Y Y - Sewer 3a 3a 3a 3a 3a Imperial House, Alma Road, Windsor E21 1.84 496057 176408 Employment 20 80 0 0 0 N Y Y N N Y N N 2 2 2 2 2 3rd: Over 50% in Flood Centrica, Maidenhead Road, Windsor E19 2.86 494600 177180 Employment 0 100 0 0 0 N Y Y N N N Y N 2 2 2 2 2 Zone 2 Howarth Road Industrial Estate, Maidenhead E13 2.32 489278 180780 Employment 0 90 10 0 0 Y Y Y N N N Y N 3a 3a 3a 3a 3a Central part of Reform Road Industrial Estate, Maidenhead E16 5.18 489561 181101 Employment 0 30 70 0 0 Y Y Y N N N Y Y - Unknown 3a 3a 3a 3a 3a 4th: Over 50% in Flood Windsor Dials, Arthur Road, Windsor E24 0.98 496454 176918 Employment 0 20 80 0 0 N Y Y N N Y N N 3a 3a 3a 3a 3a Zone 3a East part of Vale Road Industrial Estate, Vale Road, Windsor E22 1.93 494953 176761 Employment 0 10 90 0 0 N Y Y Y N Y N N 3a 3a 3a 3a 3a 5th: Flood zone 3a Vansittart Industrial Estate, Windsor E23 2.07 496155 176994 Employment 0 0 100 0 0 N Y Y N N Y Y N 3a 3a 3a 3a 3a 6th Flood zone 3b developed Manor House Lane Industrial Estate, Datchet E6 0.62 498846 176885 Employment 0 0 45 0 55 N Y Y N N Y N N 3b 3b 3b 3b 3b 7th: Flood Zone 3b Little Farm Nursery, North Town Moor, Maidenhead GB12 3.70 489039 182557 Leisure uses 0 0 28 65 7 Y Y Y N N N Y N 3b 3b 3b 3b 3b STRATEGIC FLOOD RISK ASSESSMENT (SFRA) Increased Scope SFRA and Sequential Testing of Sites