View 07 - Birdseye view from south east.


The highways proposals include the formation of a new dedicated access for all traffic off Fitzalan Road. No vehicular access is proposed via Elmgrove Road other than in an emergency. The proposals would include the formation of new pedestrian and cycle routes through the site including along its southern boundary to complement the good existing pedestrian and cycle connections to the site that provide a popular route for local residents. The proposals would include dedicated car parking on site for all residents suitable to cater for demand, whilst also ensuring that sustainable travel is encouraged. To facilitate this, the proposals would also provide a comprehensive package of sustainability measures, including offering car club spaces to all residents, both existing (local residents) and proposed, to provide a convenience and cost-effective alternative to having to own a private car. 


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The Environment Agency flood risk mapping shows the site to be within Flood Zone 1 which is an area at LOW Risk of flooding from rivers or the sea.  The National Planning Policy Framework (NPPF) defines land at low risk of flooding as “land assessed as having less than 1 in 1000 annual probability of river or sea flooding in any year <0.1%)”. 

The NPPF states that all uses of land are appropriate in flood zone 1.

As the site is more than 1 Hectare in area a Flood Risk Assessment will be required for planning and included with the site submission. A Drainage strategy document and supporting calculations will accompany this.


Boklok will ensure that the design and construction of the drainage will conform to the relevant British Standards and other technical guidelines.  This will include Building Regulations and the standards required for Southern Water to adopt the drains.


All foul water drainage will be collected in new drains on the site and connected into the existing Southern Water sewer that runs along the southern boundary of their site. A Pre-planning Enquiry and S106 connection application will be submitted to Southern Water as the project is designed to obtain their agreement on capacity and points of connection.


Preliminary soakage tests will be carried out to determine whether the ground conditions are suitable for infiltration as a means of surface water disposal. If this is found the drainage will be designed to collect water into soakaways in the public open space areas and soakaway into the ground.  If that is not possible a connection will be arranged to the public sewer network. 

Sustainable Drainage Systems (SuDS) will be included in the drainage design to reduce both the rate of runoff from the site and pollution.

All surface water drainage is to be designed not to flood in a rainfall event with an annual probability of occurring of less than 3.3% (on average occurring once every 30 year).  A check will be carried out to ensure that surface water will not flow off site overland and the buildings will not flood during a rainfall event with an annual probability of occurring of less than 1% (on average occurring once every 100 year).

Detailed drainage surveys will inform the drainage strategy. The information obtained from the surveys will feed into the final design and be submitted for consideration alongside the planning application.