| Informative Notes: | | 1
)This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority.This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority. |
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)In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the South Bedfordshire Local Plan Review (SBLPR) and the National Planning Policy Framework (NPPF).In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the South Bedfordshire Local Plan Review (SBLPR) and the National Planning Policy Framework (NPPF). |
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)Advisory note from the 'Flood Risk Management Team'
We understand that the proposal will not increase the existing impermeable area on the site and so should not increase the risk of surface water flooding.
However please note that the proposed development lies in close proximity to an area shown to be at risk of surface water flooding on the Environment Agency's maps. We therefore strongly advise that care is taken to ensure development will be appropriately flood resilient and resistant, and that the proposed works do not impede surface water from flowing around existing buildings or divert existing overland flow routes in a way that would increase risk to or from the site (i.e. to adjacent neighbours). Given the risk at the site floor levels must be either no lower than existing floor levels or 300 millimetres (mm) above the estimated flood level, and we strongly recommend that the design and construction of the proposed extension be resilient and resistance to surface water flooding. Please see below extract from the NPPG for additional advice on flood resilience and resistance.
Arrangements for the management of surface water and drainage should be fully addressed through the Building Control Process.
What is flood resilience and flood resistance?
Flood resistance, or dry-proofing, stops water entering a building. Flood resilience, or wet-proofing, accepts that water will enter the building, but through careful design will minimise damage and allow the re-occupancy of the building quickly. Flood resistance and resilience measures should not be used to justify development in inappropriate locations;
Flood resilient: Flood-resilient buildings are designed and constructed to reduce the impact of flood water entering the building so that no permanent damage is caused, structural integrity is maintained and drying and cleaning is easier. The Department for Communities and Local Government has published Improving the Flood Performance of New Buildings: flood resilient construction (2007). This provides guidance on how to improve the resilience of new properties in low or residual flood risk areas by the use of suitable materials and construction details.
Flood resistance: Flood-resistant construction can prevent entry of water or minimise the amount that may enter a building where there is short duration flooding outside with water depths of 0.6 metres or less. This form of construction should be used with caution and accompanied by resilience measures, as effective flood exclusion may depend on occupiers ensuring some elements, such as barriers to doorways, are put in place and maintained in a good state. Buildings may also be damaged by water pressure or debris being transported by flood water. This may breach flood-excluding elements of the building and permit rapid inundation. Temporary and demountable defences are not appropriate for new developments.
Further advice on what needs to be considered in the use of appropriate flood resilience and resistance measures.
Paragraph: 059 Reference ID: 7-059-20140306
Revision date: 06 03 2014
What needs to be considered in the use of appropriate flood resilience and resistance measures?
The first preference should be to avoid flood risk. Where it is not possible, a building and its surrounds (at site level) may be constructed to avoid it being flooded (eg by raising it above the design flood level).
Since any flood management measures only manage the risk of flooding rather than remove it, flood resistance and flood resilience may need to be incorporated into the design of buildings and other infrastructure behind flood defence systems. Resistance and resilience measures are unlikely to be suitable as the only mitigation measure to manage flood risk, but they may be suitable in some circumstances, such as:
water-compatible and less vulnerable uses where temporary disruption is acceptable and an appropriate flood warning is provided;
in some instances where the use of an existing building is to be changed and it can be demonstrated that no other measure is practicable;
as a measure to manage residual flood risk.
Further information on flood resilience and resistance is available as part of the advice on flood risk assessment for planning applications available from the Environment Agency.
Paragraph: 060 Reference ID: 7-060-20150415
Revision date: 15 04 2015 See previous versionAdvisory note from the 'Flood Risk Management Team'
We understand that the proposal will not increase the existing impermeable area on the site and so should not increase the risk of surface water flooding.
However please note that the proposed development lies in close proximity to an area shown to be at risk of surface water flooding on the Environment Agency's maps. We therefore strongly advise that care is taken to ensure development will be appropriately flood resilient and resistant, and that the proposed works do not impede surface water from flowing around existing buildings or divert existing overland flow routes in a way that would increase risk to or from the site (i.e. to adjacent neighbours). Given the risk at the site floor levels must be either no lower than existing floor levels or 300 millimetres (mm) above the estimated flood level, and we strongly recommend that the design and construction of the proposed extension be resilient and resistance to surface water flooding. Please see below extract from the NPPG for additional advice on flood resilience and resistance.
Arrangements for the management of surface water and drainage should be fully addressed through the Building Control Process.
What is flood resilience and flood resistance?
Flood resistance, or dry-proofing, stops water entering a building. Flood resilience, or wet-proofing, accepts that water will enter the building, but through careful design will minimise damage and allow the re-occupancy of the building quickly. Flood resistance and resilience measures should not be used to justify development in inappropriate locations;
Flood resilient: Flood-resilient buildings are designed and constructed to reduce the impact of flood water entering the building so that no permanent damage is caused, structural integrity is maintained and drying and cleaning is easier. The Department for Communities and Local Government has published Improving the Flood Performance of New Buildings: flood resilient construction (2007). This provides guidance on how to improve the resilience of new properties in low or residual flood risk areas by the use of suitable materials and construction details.
Flood resistance: Flood-resistant construction can prevent entry of water or minimise the amount that may enter a building where there is short duration flooding outside with water depths of 0.6 metres or less. This form of construction should be used with caution and accompanied by resilience measures, as effective flood exclusion may depend on occupiers ensuring some elements, such as barriers to doorways, are put in place and maintained in a good state. Buildings may also be damaged by water pressure or debris being transported by flood water. This may breach flood-excluding elements of the building and permit rapid inundation. Temporary and demountable defences are not appropriate for new developments.
Further advice on what needs to be considered in the use of appropriate flood resilience and resistance measures.
Paragraph: 059 Reference ID: 7-059-20140306
Revision date: 06 03 2014
What needs to be considered in the use of appropriate flood resilience and resistance measures?
The first preference should be to avoid flood risk. Where it is not possible, a building and its surrounds (at site level) may be constructed to avoid it being flooded (eg by raising it above the design flood level).
Since any flood management measures only manage the risk of flooding rather than remove it, flood resistance and flood resilience may need to be incorporated into the design of buildings and other infrastructure behind flood defence systems. Resistance and resilience measures are unlikely to be suitable as the only mitigation measure to manage flood risk, but they may be suitable in some circumstances, such as:
water-compatible and less vulnerable uses where temporary disruption is acceptable and an appropriate flood warning is provided;
in some instances where the use of an existing building is to be changed and it can be demonstrated that no other measure is practicable;
as a measure to manage residual flood risk.
Further information on flood resilience and resistance is available as part of the advice on flood risk assessment for planning applications available from the Environment Agency.
Paragraph: 060 Reference ID: 7-060-20150415
Revision date: 15 04 2015 See previous version |
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