Our ref:
SL/2006/100060/01-L01
Your ref:
None Given
Date:
1st December 2006
Dave Cliff
Elmbridge Borough Council
Civic Centre High Street
Esher
Surrey
KT10 9SD
Dear Mr Cliff,
PROPOSAL:
Opinion from Environment Agency sought from the LPA on the option of a land swap transferring the eastern section of the site (Land A) to the Council and incorporating the currently open area of land (Land B - currently Council owned land) to the south east as part of the development. Potential inclusion of basement parking with residential above. Land A would subsequently be free of development.
LOCATION:
The Jolly Boatman, Hampton Court Way, East Molesey, Surrey, KT8 9AE
Thank you for your email dated 14th November 2006. You are asked to quote our reference in any further correspondence. The Environment Agency has the following comments:
The Environment Agency would strongly object to the proposed land swap arrangement for development of Cigarette Island Park.
The existing proposed development site, referred to as 'Land A' is at risk of flooding in a 1 in 100 year event. It has yet to be demonstrated to the Environment Agency that the impact on flooding of the proposed development can be adequately managed.
The Environment Agency considers that the proposal to use 'Land B' for the same development would make the task of managing the flood risk impact virtually an impossibility. 'Land B' is located on open parkland inside the 1 in 20 year flood extent (which means that it is at risk of flooding in a 1 in 20 year flood). This will be considered 'functional floodplain' by the Environment Agency, and is therefore unsuitable for this type of development.
However, if it was intended to use 'Land B' for this development, a Flood Risk Assessment (FRA) would have to be submitted to demonstrate the following requirements (as a minimum):
·
That all residents would be afforded a safe and dry route of access and escape from the development up to and including the 1 in 100 year flood event.
·
That there will be no detrimental impact on flood flows.
·
That there will be no detrimental impact on flood plain storage.
·
That any underground car park could be prevented from flooding up to and including the 1 in 100 year flood event.
·
That finished floor levels in the development would be set at a level that would prevent internal flooding of property.
If you have any queries about the Environment Agency position relating to flood risk, please contact Owen Peat on 01276 454488.
In addition to the above we have the following comments relating to Conservation and Recreation:
The Environment Agency would object to any proposals which failed to pay adequate regard to the role of the river in terms of landscape and ecology. The Environment Agency would require a vegetated buffer zone of minimum 8 metres wide alongside both the River Mole and the River Thames for the full extent of the site. This is the minimum buffer zone of any new development ordinarily required along main river. The width of this buffer zone may have to be increased beyond 8 metres if any buildings bordering the buffer zone were greater than two storeys in height to prevent issues such as degradation of the river and buffer zone and negative effects of shading. It is important that the applicant notes the constraints associated with Site B as it is bordered by the River Thames and an important tributary, the River Mole.
Current planning policy requires that each site is enhanced in terms of its ecological value and therefore any application for the site would be expected to improve both the river and the adjacent river corridor for wildlife.
If you have any queries about the Environment Agency position relating to Conservation, please contact Ruth Hanniffy on 01276 454 4776.
However, we note that this location (Land B) adjacent to the Thames River is currently used as a landing area for passenger boats, the ferry to Hampton Court and other boating/landing uses so the river edge and Thames Path is partly constructed of hard standing materials. We would require further information on these aspects but the Environment Agency would expect any development to secure and enhance such activity in addition to and in conjunction with the above comments on the general requirements.
If you have any queries about the Environment Agency position relating to Recreation, please contact Colin Woodward on 01276 454 719.
Please note that to date our communication regarding this overall site has primarily been regarding Flood Risk. Aspects relating to Conservation, Landscaping, Recreation and Amenity value have not been considered in detail, as such information has not been submitted to the Environment Agency. We will provide additional comments on these aspects and on any other elements that are appropriate during further planned meetings with the developers and during statutory consultation process.
Yours sincerely,
Mr Jack Hayes
Major Projects Officer
Direct dial 0207 091 4029
Direct fax 0207 091 4090
Direct e-mail [email address]
