Sequential Test 5880
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Sequential Test 5880 The Bell Public House 36 Frogmore Road Blackwater Camberley GU17 0NP Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5880 Final v1.0 Document Issue Record Project: Sequential Test Prepared for: Camberley Bell Ltd Reference: 5878 Site Location: The Bell Public House, 36 Frogmore Road, Blackwater, Camberley GU17 0NP Proposed Development: It is understood that the development is for the demolition of the existing building (vacant public house) and construction of a new dementia care home. Consultant Date Signature Author Oliver Harvey 10/12/2020 Document Check Lydia Sayers 15/12/2020 Authorisation Steven Brown 18/12/2020 Please Note: This report has been prepared for the exclusive use of the commissioning party and may not be reproduced without prior written permission from Ambiental Environmental Assessment. All work has been carried out within the terms of the brief using all reasonable skill, care and diligence. No liability is accepted by AMBIENTAL for the accuracy of data or opinions provided by others in the preparation of this report, or for any use of this report other than for the purpose for which it was produced. Contact Us: Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB www.ambiental.co.uk UK Office: +44 (0) 203 857 8540 or +44 (0) 203 857 8530 Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB i Reference: 5880 Final v1.0 Contents 1. Introduction ................................................................................................................................. 3 Background ....................................................................................................................................................... 3 Scope of Report ................................................................................................................................................. 3 2. Proposed Development and Location ............................................................................................ 5 3. Flood Risk ..................................................................................................................................... 6 4. Definition of Study Area ................................................................................................................ 8 Hart District Council – 5 Year Housing Land Supply .......................................................................................... 8 5. Reviewed sites ........................................................................................................................... 10 Methodology .................................................................................................................................................. 10 Shortlisted Sites .............................................................................................................................................. 11 6. Conclusion .................................................................................................................................. 15 Review of All Sites Constraints Flow Diagram Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB ii Reference: 5880 Final v1.0 1. Introduction Background 1.1 Ambiental Environmental Assessment has been appointed by Camberley Bell Ltd to undertake a National Planning Policy Framework (NPPF) compliant Sequential Test (ST) for the proposed development at The Bell Public House, 36 Frogmore Road, Blackwater, Camberley GU17 0NP. 1.2 The site consists of a public house and outbuildings, which are no longer in use. The site is located on the corner of Frogmore Road and Bell Lane and is located in an area consisting of residential and community use. The site has parking to the front of the public house and vehicular access over a piece of common land to a double garage off Bell Lane. 1.3 The proposals consist of the demolition of the existing public house and outbuildings in order to build a new specialist dementia care home providing 19 beds. The existing access off Frogmore Road and Bell Lane will be used for vehicular and pedestrian access. 1.4 The EA Flood Map for Planning demonstrates that the proposed development lies within Fluvial Flood Zones 1, 2, and 3 (with a low, medium and high probability of flooding, respectively). The proposed dwelling will be located in Flood Zone 1. 1.5 A sequential test is used to establish whether there are any other sites at a lower flood risk that would be available for the proposed development. 1.6 Wherever possible, development must be directed to a site in the lowest flood risk zone. If the development is planned in a higher risk zone, flood management and mitigation measures may be required to reduce risks to an acceptable level, for the specific use in question. 1.7 The Sequential Test requires a demonstration that the residual risk, with respect to flood management and mitigation measures, is acceptable. The potential for climate change over the life of the development must also be considered. 1.8 As such, Ambiental have been appointed to undertake a Sequential Test for the proposed development site. Scope of Report 1.9 The National Planning Policy Framework (NPPF) requires that any proposed development situated within a floodplain is subject to stringent and prudent regulations – with a view to employing engineering solutions to reduce flood risk to a minimum, even under a ‘worst-case scenario’ flood event. 1.10 This Sequential Test has been undertaken in accordance with the current flooding guidance found in the NPPF and the Sequential Test Results Table presented within the EA Standing Advice Development and Flood Risk – England, published in April 2015. 1.11 Further, this document has also been prepared in line with the Planning Practice Guide, Flood Risk and coastal change1 (March 2014). With specific refence to Paragraph: 033 Reference ID: 7-033-20140306, 1 https://www.gov.uk/guidance/flood-risk-and-coastal-change#Sequential-Test-to-Local-Plan Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5880 Final v1.0 which provides guidance for ‘applying the Sequential Test to individual planning applications.’ The guidance states: The Sequential Test does not need to be applied for individual developments on sites which have been allocated in development plans through the Sequential Test, or for applications for minor development or change of use (except for a change of use to a caravan, camping or chalet site, or to a mobile home or park home site). Nor should it normally be necessary to apply the Sequential Test to development proposals in Flood Zone 1 (land with a low probability of flooding from rivers or the sea), unless the Strategic Flood Risk Assessment for the area, or other more recent information, indicates there may be flooding issues now or in the future (for example, through the impact of climate change). For individual planning applications where there has been no sequential testing of the allocations in the development plan, or where the use of the site being proposed is not in accordance with the development plan, the area to apply the Sequential Test across will be defined by local circumstances relating to the catchment area for the type of development proposed. For some developments this may be clear, for example, the catchment area for a school. In other cases it may be identified from other Local Plan policies, such as the need for affordable housing within a town centre, or a specific area identified for regeneration. For example, where there are large areas in Flood Zones 2 and 3 (medium to high probability of flooding) and development is needed in those areas to sustain the existing community, sites outside them are unlikely to provide reasonable alternatives. When applying the Sequential Test, a pragmatic approach on the availability of alternatives should be taken. For example, in considering planning applications for extensions to existing business premises it might be impractical to suggest that there are more suitable alternative locations for that development elsewhere. For nationally or regionally important infrastructure the area of search to which the Sequential Test could be applied will be wider than the local planning authority boundary. Any development proposal should take into account the likelihood of flooding from other sources, as well as from rivers and the sea. The sequential approach to locating development in areas at lower flood risk should be applied to all sources of flooding, including development in an area which has critical drainage problems, as notified to the local planning authority by the Environment Agency, and where the proposed location of the development would increase flood risk elsewhere. Ambiental Environmental Assessment Sussex Innovation Centre, Science Park Square, Brighton, BN1 9SB Reference: 5880 Final v1.0 2. Proposed Development and Location 2.1 The proposed development is located at The Bell Public House, 36 Frogmore Road, Blackwater, Camberley GU17 0NP (Figure 1). 2.2 The proposals consist of the demolition of the existing public house and outbuildings in order to build a new specialist dementia care home. Existing access off Frogmore Road and Bell Lane will be used for vehicular and pedestrian access. 2.3 The EA Flood Map for Planning (Figure 2) demonstrates