South District Council Our ref: AE/2020/125362/01-L01 Planning Department Your ref: 2020/0903 South Norfolk House Swan Lane Date: 12 August 2020 NR15 2XE

Dear Sir/Madam

RESERVED MATTERS FOR THE DETAILS OF APPEARANCE, LAYOUT, SCALE AND LANDSCAPING OF THE FIRST PHASE (PHASE 1) OF THE DEVELOPMENT COMPRISING THE CONSTRUCTION OF UNIT 1 (USE CLASS B2) AND ANCILLARY DEVELOPMENT IN ADDITION TO SITE-WIDE DEVELOPMENT INCLUDING ROAD AND DRAINAGE INFRASTRUCTURE, EARTHWORKS, STRATEGIC LANDSCAPING AND ASSOCIATED DEVELOPMENT, OF THE SCHEME GRANTED OUTLINE CONSENT UNDER APPLICATION REFERENCE 2017/2794. IN ADDITION, DISCHARGE OF CONDITION 4, CONDITION 8 (UNIT 1 ONLY), CONDITION 9 (UNIT 1 ONLY), CONDITION 18, CONDITION 22 AND CONDITION 23 (UNIT 1 ONLY) OF THE OUTLINE PLANNING PERMISSION.

LAND WEST OF ROAD KESWICK NORFOLK

Thank you for your consultation dated 23 July 2020 in which you specifically requested our consultation. We have reviewed the application as submitted and are raising a holding objection pending clarification of the points below. However, we believe these will all be able to be adequately addressed following clarification from the applicant and through appropriate planning conditions. Please re-consult us upon submission of the below clarifications and we will provide our updated response within 21 days.

Polloution Precention

We have reviewed the following documents as part of our response:  Surface water drainage strategy part 1, Create Consulting Engineers Ltd, 16 April 2020  Surface water drainage strategy part 2, Create Consulting Engineers Ltd, 16 April 2020  Surface water drainage strategy part 3, Create Consulting Engineers Ltd, 16 April 2020  Planning, Design and Access Statement, Ingleton Wood, April 2020  Transport Assessment (2017/2794), Create Consulting Engineers, December 2015

Environment Agency Iceni House Cobham Road, Ipswich, IP3 9JD. Customer services line: 03708 506 506 www.gov.uk/environment-agency Cont/d.. It is our understanding that this reserved matters application applies to the first phase of outline application 2017/2794, specifically the construction of Unit 1 (use class B2) and ancillary works for the wider development.

It is also our understanding that the intended use of Unit 1 is the fabrication of light gauge steel systems for use in modular homes. The applicant should review https://www.gov.uk/guidance/check-if-you-need-an-environmental-permit to determine whether an environmental permit is required for this proposed activity.

It is our understanding that foul water is to be disposed of via the foul sewer. We have assessed the surface water proposals relating to this application. This response is made assuming that the activity in the proposed use of Unit 1 does not require an environmental permit or involve the use or handling of chemicals or hazardous materials. If a permit is required for the activities in Unit 1 then the drainage proposal will be considered through the application of the permit. If a permit is not required but the activity involves the use of hazardous substances then the hazard level will be deemed “high” and additional mitigation measures may be required prior to discharging to the environment. See more information about this below.

The surface water management proposal for this development essentially states that the surface water from all access roads and individual plots will be directed to attenuation ponds (“East” and “West”) prior to discharge to the River Yare. It is our understanding that these ponds will be retained in a wet condition for aesthetic purposes (page 4, Drainage Strategy part 1). Page 10 of the Planning, Design and Access Statement states that this will be achieved by the use of a liner. I could see no further details about the type of liner to be used or materials used in the construction of the basins. It is our understanding from drawing “UNIT 1 DRAINAGE LAYOUT” of the Drainage Strategy part 1, that drainage from the east of the Unit 1 plot will be directed through a type NSBP003 interceptor prior to onward discharge to the main surface water drainage system. We make no further comments on this at this moment in time due to the reasons above.

Table 4.3 of CIRIA C753 states the following:

 Low Pollution Hazard Level: Individual property driveways, roofs (excluding residential), residential car parks, low traffic roads (eg cul de sacs, home zones, general access roads), non-residential car parking with infrequent change (eg schools, offices)  Medium Pollution Hazard Level: Commercial yard and delivery areas, non- residential car parking with frequent change (eg hospitals, retail), all roads except low traffic roads and trunk roads/motorways.

Table 26.2 of CIRIA C753 clarifies that the low pollution hazard level relates to vehicle movements of <300 traffic movements/day. The Transport Assessment suggests that the daily development generated traffic movements for the whole proposed development would be in excess of this, therefore we have assessed the pollution hazard level as medium. The pollution hazard indices states in table 26.2 and mitigation indices in table 26.3 suggest that the attenuation basin (as detention basin in the table) would not satisfactorily remove pollutants prior to discharge to the River Yare. We therefore seek clarification over the following points from the applicant:

 Please confirm whether this activity requires a permit or involves the handling of hazardous substances.

Cont/d.. 2  Please clarify whether the attenuation basin includes a discharge to ground. If it does the applicant must provide further detail about the setup of this system.  Please provide more detail regarding the liner in the proposed attenuation basins.  Please justify why a detention basin alone is deemed sufficient treatment given the medium hazard level as detailed above.

We believe any required alterations to the proposal can be secured by condition.

We trust this advice is useful.

Yours faithfully

XXXX Sustainable Places - Planning Advisor

Direct dial XXXX Direct e-mail XXXX

End 3