Planning Committee - 31/01/2013
UPDATES
ITEM 10
Major Application
Planning Ref:
W/12/01521/PN
Proposal:
Site:
Ward Councillor
Field Adjacent to, Holly Cllr Keith Wright
Close, Bretforton
Recommendation
Approved planning
Full planning application for the development of 48 dwellings, including 17
affordable units, open space and associated infrastructure on land north
of Station Road, Bretforton.
Officer: Heather Pearson
Parish/Town Council: Bretforton
Applicant: Crest Nicholson South West & Alliance Trust Pensions Ltd
Consultation Responses
Environment Agency
The Environment Agency have provided the following information in response to
further letters of concern from neighbours regarding flooding on the site and
immediate vicinity.
It was likely that the flooding within the lower sections of the site, and the identified
flooding in the immediate vicinity of the site during 2007, was as a result of either
surface water and/or groundwater flooding. As such we recommended that suitable
measures, for example floor levels, were incorporated into the design of the
development to mitigate such risks. In this instance we would expect the LPA, as the
Lead Local Flood Authority (LLFA), to ensure that the proposed development will not
have a detrimental impact on adjacent land or existing development.
The characteristics of the weather preceding the two events you referenced (i.e.
prolonged periods of consistent heavy rainfall events), both in 2007 and the end of last
year, represent the sort of conditions we would expect to raise groundwater levels and
increase the risk of groundwater flooding.
We also raised some concerns in relation to the surface water drainage proposals on
site with URS and queried the suitability of using soakaways (given the identified risk
of groundwater flooding). It was recommended that the LPA's building regulations
department ensure that the ground is suitable for soakaways.
Where soakaways were not suitable we recommended the application was not
determined until a suitable alternative sustainable drainage technique was
incorporated into the development and submitted for approval.
In conclusion, given the risk identified within the FRA it is reasonable to assume that
the developer would undertake additional investigations, both to ensure the site is
suitable for development and that it will not have a detrimental impact on the
surrounding area.
The Environment Agency are not objecting to the proposed development. The LPA
as the Lead Local Flood Authority, need to be satisfied that the surface and ground
water issues have been adequately addressed.
Drainage Engineers
2012 has been officially recorded as the wettest year on record and in this District the
total rainfall exceeded that recorded in 2007. The only ‘relatively dry spell’ recorded in
2012 was during the months of January, February & March.
November and December 2012 were two of the wettest months of the year and
despite the fact the level of rainfall experienced was much less intense than during the
20th & 21st July 2007 event, surface water flooding was experienced throughout the
District on a large scale simply because the ground was at saturation point.
Taking this into account, it is therefore highly probable that flooding to the extent
witnessed was not previously experienced apart from in July 2007.
The size of the trial hole excavations would not have any subsequent affect on the
movement of groundwater. Only excavated material from the specific trial hole in
question would be placed back in it as backfill, so this can only be a combination of
gravel and clay; groundwater will always find its way naturally through ground and
unless there is a specific spring or seep where groundwater issues, then the recent
flooding was the result of nothing more than ground at saturation point. Monitoring of
groundwater within the trial pits was undertaken in accordance with national
guidelines; unless anything untoward is discovered during the excavation, there is no
need to carry out long-term monitoring.
In conclusion, there is no evidence to suggest that any problem has been caused
during the site investigation, or that the Flood Risk Assessment submitted is
‘incomplete and flawed’
Representations Received
David Johnson
Don Bird
Warwick Partington (Bretforton Community Alliance)
Representations Made
Concerned that the Trent House on Plot 8 has been moved 1.5 meters in a southerly
direction towards Station Road. This will further reduce the privacy of 'the occupants
of Barefield.
Concerned that there has been a material change in the flood risk assessment for the
site. Recent moderate rainfall has caused flooding to areas that last flooded in 2007.
Previous to this local residents have no experience of these areas flooding. There is
concern that a underground drainage channel that crosses the site has a blockage
possibly caused by the archaeological dig that took place or by the Hydrock test pits
dug to assess drainage on the site.
Considers that failure to conduct long term monitoring of drainage on the site is a
mistake. The original FRA undertaken by URS is incomplete and flawed because
some data was ignored.
The village is suffering the highest groundwater levels and unexplained flooding in
certain areas in living memory. Evidence has been found of a forgotten underground
watercourse that runs across the field to the north of Station Road. This appears to
have been partly blocked possibly during construction of new houses in Ivy Lane in
2002 and 2008. A number of photographs showing the site with some standing water
have been submitted.
Further development on this site will permanently block the flow of water and back it up
to escape further back in the village underground reservoir system.
Update Officer Appraisal
Plot 8 is a 5 bedroomed 'Trent House'. As part of the minor repositioning of dwelling
to accommodated the changes to housing mix on the site this property has moved
approximately 1 metre to the south. There are no windows that directly overlook the
existing properties 'Barefield' and 'Spring Gardens' to south east. The dwelling on
plot 8 is 21 metres from 'Barefield' at the closest point. In your Officers opinion there
is not any detrimental impact on this property.
Flooding
The Environment Agency have no objection to the proposed development. The issues
of surface water drainage have been considered by your Engineers. It is considered
that the scheme is acceptable in terms of drainage subject to the attached conditions.
Condition 7 requests further information to be submitted that includes drainage details
before the development commences.
The possible impact on ground water drainage channels, of the trail holes dug to
assess drainage, has been considered. The size of the trial hole excavations would
not have any subsequent affect on the movement of groundwater. Your Officers are
satisfied that with the inclusion of the drainage condition, that satisfactory drainage
can be achieved on this site.
Planning Contributions
The proposal includes an area of public open space within the site. It is proposed to
keep this as open amenity land and not provide children's play equipment in this area.
Instead the applicants have agreed to provide a commuted sum towards off site
children's play space. There is an existing play area for children to the immediate
south of the proposed development. The Parish Council have indicated to the
applicants that they would like to upgrade this area rather than have two separate
children's play areas in close proximity. Your Officers are calculating the appropriate
contributions that will be required to be collected through the S106 for the provision
and maintenance of off site play equipment.
Condition 11 should be amended to read as follows:
'Prior to the commencement of development hereby approved full details of open
space shall be submitted to and approved in writing by the Local Planning Authority.
Details to be submitted shall include a delivery plan, management plan, landscaping
and planting to be provided on the proposed amenity spaces. The approved details
shall be provided implemented in accordance with the approved delivery plan and
maintained in accordance the approved management plan.
Reason - To ensure the provision of adequate amenity/open space and recreation
facilities to serve the proposed development'.
The second paragraph on page 160 refers to the applicants entering into a S278 with
the County Council to improve pavements off site. This will now be dealt with by
planning contributions under a S106 and not by S278.
Recommendation
Approval subject to the completion of a Section 106 Agreement to secure
35% affordable housing in perpetuity and financial contributions towards
off-site sports pitch, off-site play equipment and maintenance,
sports/leisure built facilities, cycling, recycling, education, public art and
culture and improvements to bus stop (at levels referred to in the
Committee Report) the provision of a footpath link to the adjacent
development site on the Western Boundary and a contribution towards
improving the pavement between the site and the village centre to be
established once in receipt of comments from County Council highway
officers.