17/P/1250/F: Land west of Engine Lane, Nailsea - … Plan-2655118.… · Arboricultural Impact...

Registered in England No. 2778116 Regulated by the RICS

Emma Schofield

Strategic Developments Team

North Somerset Council

Town Hall

Walliscote Grove Road

Weston-super-Mare

BS23 1UJ

Date: 9 October 2017

Our ref: 31228/JCO/AE/14871157v3

Your ref: 17/P/1250/F

Dear Ms Schofield

17/P/1250/F: Land west of Engine Lane, Nailsea - Amended Plans

On behalf of our client, BDW Trading Ltd we enclose revised drawings and documents pursuant to

application 17/P/1250/F which was validated on 18th May 2017. The revised drawings and documents have

sought to address the comments that have been made by statutory consultees, internal departments of the

Council as well as the public.

The revised package includes the following documents:

Document Reference Revision Superseded Revision

Site Layout B.0443_12 M K

Housetype Pack CIR.B.0443_05 D C

Street Scenes B.0443_13 C B

Materials Plan B.0443_16 E D

Parking Strategy B.0443_18 B A

External Works B.0443_19 B A

Refuse Strategy B.0443_20 C A

Affordable Housing B.0443_21 C B

Public Open Space B.0443_23 A -

Easement Location Plan B.0443_24 - New drawing

Walking Distances – Play Areas GL0438 09 - New drawing

Engineering Layout (Sheet 1 of 3) C/PL100-01 1 0



Highways Adoption Plan C/PL101 1 0

Soft Landscape Proposals (Sheet 1 of 5) GL0438 04 D B


Soft Landscape Proposals (Sheet 3 of 5) GL0438 06 D C


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Document Reference Revision Superseded Revision

Soft Landscape Proposals (Sheet 5 of 5) GL0438 08 C B

Lighting Strategy GC/002640/RP1 C B

Landscape and Visual Impact Assessment TAs 158 LVIA 1 D C

Arboricultural Impact Assessment & Method Statement

BDWS20381aia_amsD D C

Tree Protection Plan BDWB20381-03C C B

The following documents have not been amended and remain part of the planning application:

Document Reference Revision

Site Accesses 10144/200 C

Site Location Plan B.0443_07 F

3D Visuals Nailsea View 1 -

3D Visuals Nailsea View 2 -

Auto Tracking Junctions (Sheet 1 of 5) C-PL102-01 0





Data Sheet – Timber Kit Bridge - -

Construction of New Pitches at Nailsea T17-119 -

(Timber Bridge) Generic Arrangement CTS-001 -

Archaeological Desk Based Assessment EC/22875 -

Geophysical Survey G16125 V1

Ecological Impact Assessment P713/EcIA/V2 V2

Ground Investigation Report 12-20-16-1-6082/GIR1 -

Statement of Community Involvement April 2017 -

Utilities Statement 1 - -

Design and Access Statement CIR.B.0443_15B B

Energy Statement BARZ3009 -

Planning Statement 31228/JCO/AE 13667543v3 3

Site Waste Management Plan 15235 -

The following application documents are subject to ongoing discussion with officers and revised documents

will be submitted shortly once agreement has been reached.

Document Reference Revision

Flood Risk Assessment 17014 0

Transport Assessment 10144/2 -

The proposed amendments to the application are set out in detail below:

1 Please note that the draft electricity plan which was originally submitted does not form part of the

application any more as it is out of date due to the relocation of the substation.

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Urban Design

Consultee Comment How has the comment been addressed

Some areas are formed through a straight building line with parking provided to the front in large groups. This should be avoided.

Parking areas in front of houses have now been broken up by planting and rearranging the parking areas. Please refer to the revised Planning Layout (B.0443_12 Rev M).

Number of the roads widths are below the adoptable standard of 5.5m.

We understand that this refers to the shared surface areas. We disagree with this comment and contend that road widths for shared surface areas aren’t specified in the North Somerset Council Highways Design Guide 2015. However it refers to a Department of Transport Local Transport Note 1/11 Shared Space which suggests demarcation should not be used and the users of the space should cohabit equally.

The service strip has now been indicated on the key to eliminate confusion. Please refer to the revised Planning Layout (B.0443_12 Rev M).

Number of returned footway ramps across junctions that are poorly located

The lines on the radii have been amended to show clearly that the footpath has priority, with the shared surface being the secondary space, where users should equally share the space. Please refer to the revised Planning Layout (B.0443_12 Rev M).

There are two road narrowing features adjacent to the POS areas. At these points the adoptable footway has not been provided. The extent of the adoptable roadworks needs to be increased to include an adoptable footway or footpath and verge arrangement;

This area has now been amended to be block paving. The change in surface material indicates the need to slow traffic to give perceived pedestrian priority. The narrowing also naturally directs the pedestrians to cross, eliminating the need for additional footpaths and retaining the ecologically important bat hop-over area. Please refer to the revised Planning Layout (B.0443_12 Rev M).

Opposite plots 82 to 84 the adoptable roadworks are to include the footway to the rear of the parking bay;

This was a drafting error. The Highway Adoption Plan (Ref C/PL101) has been revised.

The end of the road fronting parking spaces to plots 95 and 97 needs to be altered to provide a full width service strip across the carriageway;

0.5m service strip included on the Planning Layout (Ref B.0443_12 Rev M).

Footpath through POS needs to link with proposed footway fronting plot 56;

There is no footway fronting Plot 56. This is a service corridor. Therefore there is no change to the plan in this respect.

At both the entrance points to the site off Engine Lane the returned footway pedestrian crossing points need to be detailed to provide a strong safe link with the existing footway network;

The Planning Layout has now been amended to reflect the Proposed Site Accesses plan (10144/200).

The current plan shows a LEAP and a LAP towards the south of the development, with no provision for the houses towards the top of the development. A suggestion would be to move the LEAP further north

The locations of the LEAP and LAP have been retained as they accord with the required distances as set out in ‘Planning and Design for Outdoor Sports and Play’ prepared by Fields in Trust (FIT). New drawing GL0438 09 demonstrates that the whole site is within 240m of the LEAP.

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within the public open space, or to combine the 2 and provide one large play are more central to the development.

It is considered that there is potential for further layout adjustment to the two pinch-points in the central green corridor (bat ‘hop-over’ areas) which could help with the confidence in the functioning of ‘dark’ corridor for bats and other wildlife;

The project ecologists (EAD Ecology) discussed this with North Somerset Council’s ecologist and she provided additional clarification in a subsequent e-mail. Her specific concern was related to the continuity of the ‘dark corridor’ along the southern boundary, in view of the bollard light adjacent to units T38/39. The officer asked for confirmation that the adjacent hedgerow planting would be expected to reduce light-spill (between ground-level and 2m) in the direction of this corridor.

EAD Ecology responded via e-mail and confirmed that there would be an evergreen hedgerow between the bollard light and the southern ‘bat corridor’, with the hedgerow planted immediately adjacent to the southern side of the bollard. The hedgerow would be Portuguese Laurel, which has dense evergreen foliage. This would be initially planted as 80-100cm transplants and would be maintained at a height of approx. 150cm. Given the low height of the bollard (1m) and the proximity of the hedgerow to the bollard it was confirmed that hedgerow would act to screen light-spill in a southerly direction and increase the functional width of the ‘dark corridor’.

Landscaping


Opportunities to introduce additional planting, particularly along the eastern boundary and at access points;

A number of additional trees have been introduced to the development side of the easement to provide more tree coverage. Please refer to landscaping drawings GL0438 08C Rev C (Sheets 1 to 5).

Dry/stone walling to be replicated in other areas of the site as this is a prominent feature of the area. More could be done to retain local hedgerow;

It is now proposed to have stone wall features around the site entrances and around parts of the public open space. The stone wall around the site accesses off Engine Lane will provide additional character for the scheme and create a sense of arrival. Please refer to the revised Planning Layout (B.0443_12 Rev M).

Native hedgerow along Engine Lane to be of a semi mature nature or to be translocated from its current position;

The project landscape architect considers that the results of a potential translocation would be generally less than impressive. In respect of instant native hedging at 1.5m high, this is considered cost prohibitive. The proposals therefore comprise a mix of transplant and feathered stock, supported by a wire fence that will provide a substantial 1.2m high hedgerow at day one with a significantly higher rate of success than the 2 above options.

Desire to see timber elements in public spaces to be replaced by recycled plastic for durability. Play equipment to be metal;

Natural timber creates a sympathetic design response to the public spaces’ that the scheme seeks to deliver. This is the character and feel that Barratt Homes and the local residents would like to achieve.

In any event, the proposed timber play equipment has been amended to include steel feet to remove the likelihood of timber degradation below ground. Barratt Homes considers that timber is the right material for the character of the POS that it wishes to create.

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In addition, the play areas will be managed by a management company as opposed to the Council and therefore the issue of maintenance of and replacement equipment will be one for the management company.

All POS to be fenced or enclosed with knee rails where they abut access roads. Lockable 3m wide maintenance gates (or bollards) need to be provided in addition to pedestrian access points. Hardstanding or reinforced grass areas need to be provided inside maintenance gates as well as dropped kerbs for ease of access.

All POS is now fenced as requested and maintenance accesses have been added to the plans. A knee rail fence has been introduced on the boundary of the green corridor on the southern part of the site. This is to stop cars from parking on the verge.

Overreliance on the non-native Himalayan Birch. The majority of new trees should be native;

The majority of trees proposed across the scheme are native, particularly in the POS areas. Within the development parcels, smaller, more compact ornamental varieties are proposed. Himalayan birch numbers however have been reduced as requested.

Possibility of introducing a soft Boundary to the Ball Stop Fence

We do not consider that an additional soft boundary is required in front of the ball stop fence. This is because the ball stop fence is not visible from any point along Engine Lane owing to existing and proposed boundary vegetation. Views of the ball stop fence will only be achievable from the rugby pitches by those using them. It is also beneficial for security purposes for the rugby club to have a visible boundary.

In addition, we consider that the introduction of a hedge at this location would provide a management issue as the vegetation could potentially be damaged by balls and players searching for balls resulting in a less than satisfactory hedge.

In addition, the potential introduction of a hedge would require a service strip to be introduced on the residential side presenting a safety concern that is likely to present a conflict with the police architectural liaison officer.

Trees


There is conflict between trees and drainage infrastructure.

The drainage infrastructure north of the SUDS pond has now been rerouted so that it does not conflict with the trees. The drainage run now connects to the pipes on the road to the east, therefore avoiding the existing trees.

T4, T5, T14 could potentially be retained with only slight re-alignment of footpaths.

T4, T5, T14 need to be removed due to the easement required by National Grid for the high voltage underground cables. The Engine Lane site is identified in the approved Development Control Order (DCO) relating to the network improvements associated with the Hinkley C Connection project. In order for the easement to accord with National Grid requirements it needs to be free from the influence of tree roots

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which may otherwise affect the functionality and safety of the new grounded cables. Due to the width of the easement it has been placed against the eastern boundary in order to preserve the viability and legibility of the development when considering other site constraints. This results in the need to remove the existing features along engine lane and replace them with new planting with the benefit of root protection barriers.

Poplars and Willows in the centre of the site which were recorded as poor quality need to be removed.

In response to comments from North Somerset Council’s Tree Officer trees G10, T16, T22-T25, T29, T35, T36 and T38 are now proposed for removal and replacement in order to create an attractive and safe public open space. Please refer to the revised Tree Protection Plan (BDWB20381-03C) prepared by ACD Environmental.

Other Issues


Transport Discussions are ongoing between Barratt’s transport consultant and North Somerset Council’s transport officer regarding amendments to the Transport Assessment. A revised Transport Assessment will be submitted once agreement has been reached.

It is not envisaged that these discussion will give rise to consequential impacts on the layout of the scheme.

Drainage Discussions are ongoing between Barratt’s drainage consultant and North Somerset Council’s drainage officer and the Internal Drainage Board. It is not envisaged that these discussion will give rise to consequential impacts on the layout of the scheme. A revised Flood Risk Assessment will be submitted once agreement has been reached.

Sport England Lichfields has provided a response to North Somerset Council regarding the comments made by the Sport England officer. The letter was sent to the Council on 18

th August 2017. This is attached at Annex 1.

Natural England Lichfields has provided a response (prepared by Quad Consult) to North Somerset Council regarding the water quality issue that Natural England has raised in its letter. The letter was sent 26

th September 2017. This is

attached at Annex 1.

Ecology We consider that all ecological issues have been resolved and there are no outstanding actions on part of the applicant.

Summary

We consider that the revised scheme has positively responded to all comments raised by North Somerset

Councils and statutory consultees.

We would be grateful if you could provide us with dates for us to meet and discuss any comments you may

have on the amended scheme. Should you wish to discuss any aspect of the re-submission, please do call

either me in the first instance or my colleague Cem Kosaner.

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Yours sincerely

Arwel Evans Senior Planner

Enc.

Copy

Chris Dolling – Barratt Homes

Pg 9/9 14871157v3

Annex 1: Response to North Somerset Council regarding Sport England and Natural England Comments

Registered in England No. 2778116 Regulated by the RICS

Ms Emma Schofield Development Management North Somerset Council Town Hall Walliscote Grove Road Weston-super-Mare BS23 1UJ

Date: 18 August 2017 Our ref: 31228/JCO/AE/14609126v3 Your ref: 17/P/1250/F

Dear Emma

Lichfields Response to Sport England Comments

We write on behalf of our client BDW Trading Ltd in relation to the comments made by Sport England regarding planning application reference 17/P/1250/F at Land west of Engine Lane, Nailsea. Please note that we will be responding to the other more detailed comments once all of the comments have been received.

We are pleased to note that the Rugby Football Union (RFU) is fully supportive of the planning application as it states:

“The proposed replacement pitches fully re-provide the formal pitch provision which is being lost. The site allocation plan of the new pitches is closer to the existing club pitches and ancillary facilities which is a stronger position.”

Quantum of Playing Fields

We are pleased that Sport England acknowledges that the western area of the field to be built on is not suitable for formal recreational purposes and that there is no evidence of it ever being used as formal playing pitch. It is therefore appropriate for this part of the field to be excluded from the quantitative calculation in respect of replacement playing fields.

We note that the consultation comments from Sport England identifies the area to be replaced as 9,400 sqm. However as stated in our Planning Statement we consider that the quantum of playing fields to be lost is closer to 9,000 sqm. Please see enclosed the outline of the areas that we consider needs replacing. It appears that Sport England has included a slither of land in the south west corner of the site in its calculation to obtain 9,400 sqm. However this land forms the low point of the field and is therefore boggy and has no prospect of being used as a playing field. Lichfields considers that this small area cannot reasonably form part of the playing fields that are to be replaced for the same reasons that Sport England has agreed to omit the area of land to the west. This area cannot be categorised as a field runoff area either due to the characteristics already described.

We note from Sport England’s response that it considers the replacement quantity of pitches to amount to approximately 6450 sqm. This is calculated as follows:

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Pitch Size Pitch 1 20m x 17m = 340m2 Pitch 2 58m x 38m = 2,204m2 Pitch 3 32m x 22m = 704m2 Pitch 4 50m x 32m = 1,600m2 Pitch 5 68m x 35m = 2,380m2 Total 7,228 sqm

Sport England then subtracts 800 sqm from the total as part of pitch 5 already forms part of a playing field to get a total of approximately 6,450 sqm.

Lichfields considers that Sport England has failed to count the runoff areas around the proposed pitches in its calculation which is contrary to Sport England’s own guidance.

Sport England policy D2 defines a playing field as “the whole of a site which encompasses at least one playing pitch”.

The runoff areas around the existing fields to be lost have been taken into account in the overall calculation and therefore there is inconsistency between the figures. The area of new playing fields including the runoff areas totals 9,055 sqm as is accurately illustrated on the enclosed Rugby Pitch Sketch Layout (GL0438 03D) which forms part of the planning application. This figure takes into account the fact that not all of Pitch 5 is a new pitch. Therefore the quantum of replacement rugby pitches is broadly equivalent to the quantum that is to be lost as part of the planning application.

Quality

The Sport England response discusses the quality of the proposed pitches and that a ground conditions assessment will be required prior to the construction of the pitches. A playing field specification document was submitted as part of the planning application. We consider that if any further information is required beyond this document then this can be conditioned as part of the planning permission.

Phasing

We can confirm that the new playing fields will be created/constructed and ready to use prior to the loss of the playing fields.

Community Use

We understand that the new facilities will be made available for use by the local community outside of planned training sessions and matches. This will be managed by the Club and utilise the existing booking system. This is already the case as numerous clubs and community groups already make use of the facilities in addition to Nailsea & Backwell Rugby Club. These include Nailsea Running Club, Nailsea Boxing Club and Nailsea Ladies Hockey Club. The improved facilities will benefit the existing users as well as others in the local community that may wish to make use of the facilities. The precise arrangements to allow for the facilities to be used by the local community will be established through a new ‘community use agreement’ between Nailsea and Backwell RFC and Nailsea Town Council and be appended to the relevant Section 106 agreement.

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New Housing to Contribute to Sport

Sport England comments that there appears to be no provision to sport, with the exception of rugby from the 183 new homes. We disagree with this assertion as the new development includes new paths and green spaces that can be used for a range of activities such as walking, running and cycling. Opportunities are also provided by the junior play areas as a climbing structure and balance beams are provided for use. The new pitches in close proximity to the site also provide an opportunity for walkers and runners as well as those wanting to play rugby. The planning layout improves connections between the built up area and the countryside by improving and formalising the routes through.

As a result of the proposed high quality replacement pitches, there will be a substantial quantitative improvement in playing time. Analysis prepared by Nailsea & Backwell RFC has assessed the total playing hours on the playing fields that will be redeveloped as well as the playing hours currently lost due to unplayable pitches. The analysis reviews a period between the 2012/13 and 2015/16 seasons. The full document is enclosed at annex 1 of this letter.

The below key headlines relate to the usable areas proposed to be replaced in the Barratt masterplan:

1 NBRFC sought to use the pitches on 96 occasions which equates to 14,689 man hours;

2 Of the potential usage, 2,016 playing hours (14%) was lost due to unplayable pitches;

3 The provision of replacement pitches with good drainage is likely to result in 1,023 hours of additional play time, which broadly represents a 50% improvement on play time lost due to unplayable pitches;

4 It is envisaged that a financial contribution by way of s106 will need to be made available for community facilities and pre-application discussions with the Council Officers indicate that this can be directed to the Rugby Club in order to enhance wider sporting opportunities. As it stands, the financial contribution is in the region of £400,000. Part of this financial contribution will be used to improve floodlighting on existing training pitches which is likely to result in an additional 577 hours per season.

In total therefore the proposed development proposals are likely to result in 1,600 hours of additional playing time per season.

The financial contribution directed to the Club will facilitate the extension to the club house which will be designed to a specification over and above the RFU standards. Currently there are significant limitations with regards to the current configuration of the changing rooms which precludes junior and women’s matches from taking place at the same time as men’s matches. The delivery of an extension that will future proof the Club is seen as a once in a generation opportunity by the Club Members and will clearly have a significant positive effect in respect of widening the opportunities for participation in local sport.

The replacement pitches will be made available for use to the wider community thereby increasing the formal sporting opportunities not only for the Club, but also the wider area. It is unequivocal that the development proposed as part of the application will provide for and greatly improve access to sport and recreation.

Active Design

Sport England’s response refers to ‘Active Design,’ a guide to planning new development that creates the right environment to help get people more active, more often in interests of health and wellbeing. Ten key principles are set out that should be used to guide new developments. Whilst the document is only guidance and not a statutory requirement, we consider that the proposed development at Engine Lane meets a number of these principles.

Principles of active design How the scheme accords with the principles

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Activity for all The open spaces proposed as part of the scheme will be available for all new residents as well as existing residents. The new rugby fields will also be available to the local community.

Walkable communities The site is within close proximity to a number of local facilities including a Coop, bus stops, primary school, allotments and an employment site. The site is considered sustainable in nature with facilities being in easy reach via walking and cycling.

Connected walking & cycling routes

A number of new walking and cycling routes are provided through the new green infrastructure which provides opportunities for exercise. The routes also provide connections to existing public rights of way and in turn, the open countryside.

Co-location of community facilities

As this is a residential site this principle is not applicable.

Network of multifunctional open space

A network of multifunctional open space is provided in the centre of the site. This green corridor provides numerous uses including sport and recreation, sustainable urban drainage, play areas, woodlands and areas for wildlife to thrive.

High quality streets and spaces The streets have been designed to a high quality that provides significant opportunities to travel via a number of different modes including walking, cycling and by car.

Appropriate infrastructure The new playing fields provide an opportunity for sport and physical activities to take place on better facilities compared to the existing facilities.

Active buildings The scheme has been designed to promote walking and cycling as the primary a mean of transport. The buildings have been orientated so as to provide natural surveillance of the walking and cycling routes to promote safety and security.

Management, maintenance, monitoring & evaluation

The open space will be managed and maintained by a management company to ensure that the long term functionality of the open spaces is secured. In terms of the new rugby fields, these will be managed and maintained by the contractor for a 12 months bedding in period before being handed over to the rugby club for long term management and maintenance.

Activity promotion & local champions

The rugby club is already at the heart of the local community, promoting participation in local sport. The improved facilities will allow the rugby club to move forward as a club in attracting new players to make use of the improved facilities.

Summary

We consider that the proposal is in accordance with Policy E4 as the quantum of new playing fields proposed is in line with the quantum that will be lost. The discrepancy has arisen as Sport England has failed to count the run off areas of the new playing pitches in its calculation. We have confirmed that the new playing pitches will be completed and ready for use prior to the loss of the existing fields.

Confirmation has also been provided that the housing development will provide for sport and not only from a rugby perspective as it provides opportunities for walking, cycling, climbing and balancing. In addition, we have confirmed that the rugby facilities will be available for community use for a reasonable charge.

We have also explained how the proposal meets the Active Design principles that Sport England has designed to promote healthy communities.

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We trust that the above is helpful and that the holding objection can now be removed. If you have any further queries please do not hesitate to contact me or my colleague Arwel Evans.

Yours sincerely

Cem Kosaner Planning Director

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Annex 1: Area of existing playing fields to be replaced

Area : 86.417 m² (930.189 ft²)

Area : 9069.61 m² (2.241 acres)

© Getmapping plc 2017. Plotted Scale - 1:1250

Key

Area of playing field to be re-provided

Are not re-provided as playing field

0 25m 50m

1:1250 @ A4

Based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A

Project

Title

Client

Date

Scale

Drawn by

Drg. No.

Engine Lane, Nailsea

BDW Trading Ltd.

15.08.17

SV

IL31228/01-001 revA

N

LG/CL31228/01

Area of existing playing field to be re-provided as new playing fields

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Annex 2: Area of replacement playing fields – Submitted as part of planning application

Pitch 1(20m x 17m)

Pitch 2(58m x 38m)

Pitch 4(50m x 32m)

Pitch 3 - 3 x Under 7(32 x 22m)

Pitch 5(68m x 35m)

Key

Pitch Summary Table

Existing pitches retained

Proposed replacement pitches

Minimum 3m wide safety margin

Existing club house

Proposed club house extension

New playing field provision = 9,055m2

Pitch 1 20m x 17m 340m2

Pitch 2 58m x 38m 2,204m2

Pitch 3 32m x 22m 704m2

Pitch 4 50m x 32m 1,600m2

Pitch 5 68m x 35m 2,380m2

Total: 7,228m2

Scale

1:500 @ A0

Date

22/01/2016

Checked

AL

Project

Rev A - 13/09/2016 New pitch provision areas added

Rev B - 08/12/2016 Pitches amended

Rev C - 14/12/2016 Minor amendment

Rev D - 14/12/2016 Minor amendment

Drawing title

Land West of Nailsea

Rugby Pitch Sketch Layout

Client

Barratt Homes Bristol

Number/Figure

GL0438 03D

l a n d s c a p e a r c h i t e c t sl a n d s c a p e a r c h i t e c t s

golby luck+tel: 01530 265688 email: [email protected] web: www.golbyandluck.co.ukThis drawing has been produced by GOLBY AND LUCK LTD © all rights reserved. Ordnance Survey Licence No, 100053702 registered with ProMAP

Office: 207 Leicester Road, Ibstock, Leicestershire LE67 6HP

no

rt

h

0m 10m 20m 30m 40m 50m

Directors QuadConsult Limited registered in England and Wales reg no. 06880193 Chris Usher BSc(Hons) CEng FIStructE MICE AaPS Columbus House, Village Way Steve McCarthy BEng(Hons) MSc CEng MICE MCIHT Greenmeadow Springs Business Park Cardiff, CF15 7NE

Consulting Civil & Structural Engineers

QuadConsult Limited Columbus House

Village Way Greenmeadow Springs Business Park

Cardiff CF15 7NE

Tel: +44 (0)29 2077 9644

email: [email protected] Web: www.quadconsult.co.uk

Our ref: SPM/ls/17014 25th September 2017 Emma Schofield North Somerset Council Town Hall Walliscote Grove Road Weston-super-Mare BS23 1UJ Dear Emma, RE: PROPOSED RESIDENTIAL DEVELOPMENT (BARRATT/DWH) - ENGINE LANE, NAILSEA I have been passed a copy letter from Amanda Grundy of Natural England to yourself dated 17th August 2017 in connection with the above. I am writing specifically in response to the comments regarding water quality of potential surface water run-off from the site. The drainage strategy comprises a traditional gravity surface water system outfalling into interconnected detention basins in the form of a cascade. The basins will be lined with growing media introduced to encourage vegetation and the design developed using the guidance in CIRIA C753 The SUDS Manual (Chapter 22: Detention Basins). We intend to introduce features such as a fore-bay and outlet Micropool during detailed design stage and possibly a Bioretention swale at the outlet as tertiary treatment. As a residential development we do not envisage high pollutant risk activities to be prevalent but will prepare a risk assessment in accordance with Chapter 26 (CIRIA C697) The Simple Index Approach. We trust that the above addresses your immediate concerns and will progress these matters during the detailed design process. Yours sincerely

Steve McCarthy BEng(Hons) MSc CEng MICE MCIHT Director Mob 07775 697329 e-mail [email protected]

mailto:[email protected]

http://www.quadconsult.co.uk/

mailto:[email protected]

17/P/1250/F: Land west of Engine Lane, Nailsea - … Plan-2655118.… · Arboricultural Impact...

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