Wychavon District Council
Development Control
Civic Centre, Queen Elizabeth Drive
Pershore
Worcestershire
WR10 1PT
Our ref:
Your ref:
SV/2011/104983/03-L01
W/10/02601/CU
Date:
09 September 2011
FAO: Gavin Greenhow
Dear Sir
CHANGE OF USE OF SECTION OF RIVER BANK FOR BOAT MOORING AND
CONSTRUCTION OF STAGES AND SLIPWAY - FIELD OFF TRACK TO
FISHERMANS CAR PARK JUBILEE BRIDGE, MILL BANK, FLADBURY
I refer to the letter dated 25 August 2011 and enclosures, from Arthur Griffiths and
Mumford, which was received on 26 August 2011, in connection with the above
proposed development. The information submitted included a copy of the plan (scale
1/2500, July 2011, Rev 1) showing spot levels.
We would make the following comments following consideration of the above:
We do not believe the site level survey, as submitted, is sufficient to make a detailed
assessment of ‘safe development’. As such we are unable to fully review the risk of
flooding to the development. The submission of a detailed topographic survey is
normally necessary to ensure an accurate assessment of flooding.
Notwithstanding the above, from the spot levels provided it appears as though the rear
of the site (level of 19.015m AOD(N), which rises very slightly to 19.020m AOD(N)
towards the fisherman’s car park) will be subject to depths of floodwater as much as
1.175 metres in a ‘high risk’ event. This is based on our 1% annual probability flood
level of 20.19m AOD(N).
With consideration of climate change depths will rise to 1.365 metres. This is based on
our modelled 1% climate change flood level of 20.38m AOD(N). According to our
records this area also flooded to a similar level in both 1998 and 2007.
It should also be noted that almost the entire length of the proposed access track is
within our ‘high risk’ Flood Zone 3 outline and has been cut off in historical flood events.
We note the two spot levels of 21.520m AOD(N) and 21.180m AOD(N), some distance
from the site, would be above our modelled 1% with climate change flood level of
Environment Agency
Hafren House, Welshpool Road, Shelton, Shrewsbury, Shropshire, SY3 8BB.
Customer services line: 03708 506 506
www.environment-agency.gov.uk
Cont/d..
20.38m AOD(N). These may of course not be indicative of the complete length of
access track between the fisherman’s car park and Jubilee Bridge.
I refer to DEFRA's ’Flood Risk Assessment Guidance for New Development’ -FD2320,
Table 13.1. This indicates the safety of an area in consideration of flood depth and
velocity. On the basis of the above, taking the design 1% plus climate change flood
level, as required by Planning Policy Statement (PPS) 25 – Development and Flood
Risk, we would highlight that the risk is likely to be considered ‘significant’ and a
“danger for most” people. We do not believe this degree of risk to future users,
associated with sleeping accommodation, is acceptable in a new development.
Unfortunately we do not have any information in relation to flood flow velocities in this
specific location, to further clarify the above. It is assumed that the rear of the site may
only be subject to a fairly minor flow velocity. However, this is likely
to increase significantly as you get closer to the River Avon i.e. the bank and the
location of the site users.
In addition to the above it should also be noted that this site is an extremely rural
location which is likely to significantly impact upon any evacuation procedure and the
availability of access from the Emergency Services.
We would recommend that you seek the views of your Emergency Planners in relation
to the above matters and the proposed flood management/warning system. It is
understood that Arthur Griffiths and Mumford are in discussion with them.
I trust that the above comments clarify our position, based upon the information
submitted, at this time. This response should be read in conjunction with our previous
letter dated 9 August 2011. The submission of a full topographical survey may help to
further define the risk in relation to safe access. However, it may just reinforce the
above conclusions.
We would also reiterate our previous suggestion in relation to the consideration of a
marina/’off-line’ pontoons for the mooring of boats including overnight accommodation.
Yours faithfully
Mark Davies
Planning Technical Specialist
Direct dial – 01743 283405
cc. Arthur Griffiths and Mumford
End
2