81 High Street, Evesham
Water Management Statement
Introduction
This Water Management Statement (WMS) has been prepared by Rooftop Housing
Association as part of the planning application submission for the proposed Change of Use
at 81 High Street, Evesham.
In accordance with Environment Agency (EA) Standing Advice, a Flood Risk Assessment
(FRA) is not required for the planning application as the site area is less than 1 hectare and
is located in Flood Zone 1. Wychavon District Council (WDC) require all outline or detailed
planning applications that affect watercourses or drainage to be accompanied by a WMS.
The objective of the WMS is to provide details to outline how the development will deal with
issues involving the water cycle. The following issues have been addressed:
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Surface water drainage.
Water conservation and greywater reuse
Foul water drainage and pollution control
Site Description
81 High Street is located in the centre of Evesham. The site is bound by Evesham High
Street to the east, 79 High Street to the south, Yates Court to the west and 83 High Street to
the north. The building is fully enclosed on three sides and only has one external façade.
A review of OS mapping confirms that there are no watercourses in the vicinity of the site.
The nearest watercourse is the River Avon, located approximately 400m to the east of the
site.
The site of the proposed change of use currently comprises a vacant retail unit with no
internal fixtures or fittings. The unit shares two disabled toilet cubicles with Yates Court.
Development Proposals
The application proposals are to change the use of this building from retail use to office use.
The office will share the Yates Court’s existing toilet facilities.
A small kitchenette area is proposed within the corner of the unit. This will include a kitchen
sink for the purpose of making drinks and washing up.
Managing Flood Risk
A review of the consultation responses from the Environment Agency, Severn Trent Water
and Wychavon District Council, Environment Agency Flood Maps confirms that the site is
located within an area with a low probability of flooding. It is located within Flood Zone 1 and
as such there is no risk from fluvial flooding. In addition there are no records of flooding from
other sources such as groundwater.
Surface Water Drainage and Management
According to the most recent EA Standing Advice, for any development covering less than
an area of 1 hectare, a FRA is not required. However an outline strategy for the
management of surface water is outlined below.
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Existing Surface Water Runoff Regime
The drainage system was reviewed and revised as part of planning permission
W/13/00504/PN. Existing surface water runoff is from the roof of 81 High Street only
which connects to the public sewer. Discharge rates for the new Yates Court
extension were controlled to take account of the reduction in impermeable area and
were reduced to ensure a 20% reduction of the previous rates. The system was
designed to accommodate a storm event including an appropriate percentage
increase in rainfall intensity due to climate change.
In accordance with Code for Sustainable Homes (CfSH) Technical Guidance, if there
is no increase in the impermeable area as a result of the new development, there is
no requirement to meet the criterion for peak rate of runoff and volume of runoff as
stated in SUR 1.
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Proposed Surface Water Management Strategy
Surface water runoff will not be increased by this change of use application. There
are therefore no proposed changes to the existing surface water arrangements in
connection with this application as the whole system was reviewed and revised as
part of permission W/13/00504/PN.
Adoption, Maintenance, Contamination and Pollution
There are no areas of external ground surfacing within the application site and therefore
anticipated contamination levels are expected to be nil. Roof runoff is unlikely to carry
significant pollution loads.
Rooftop’s existing management company will adopt and maintain all underground pipe
drainage of the new Yates Court extension which 81 High Street also connects into.
Greywater Reuse and Rainwater Harvesting
There are no opportunities for greywater reuse in connection with this change of use
application.
Foul Water Drainage
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Existing Foul Drainage Infrastructure
The site currently drains via a private on-site foul drainage system that discharges to
the combined Severn Trent Water public sewer network in the vicinity of the site
following the completion of a below ground drainage survey.
Principles of Proposed System
There are therefore no proposed changes to the existing foul drainage system
arrangements in connection with this application as the whole system was reviewed
and revised as part of permission W/13/00504/PN.
Conclusion
The technical assessment completed in support of the proposed extension of Yates Court
under application W/13/00504/PN addressed flood risk, surface water and foul water
management, maintenance and operational requirements and sustainability issues.
The change of use of 81 High Street from retail to office space is not expected to increase
water use substantially or result in increased flood risk or surface water runoff.