1 8 FEB 2014

Isle Of Wight Council Development Control Seaclose Fairlee Road

Our ref: Your ref:

Date:

HA/2013/115085 01-L01 P/01350/13

17 February 2014

Newport
Isle of Wight

PO302QS

Dear Sir/Madam

DEMOLITION OF BUILDINGS PROPOSED RESIDENTIAL DEVELOPMENT COMPRISING 22 HOUSES AND 2 FLATS WITH ASSOCIATED VEHICULAR ACCESS AND PARKING LAND AT AND REAR OF THE ASHLAR MAIN ROAD NINGWOOD NEWPORT ISLE OF WIGHT PO30 4NW
Thank you for your consultation on this proposal. Please quote our reference number in any correspondence.
Environment Agency position

In the absence of an acceptable Flood Risk Assessment (FRA) we object to the grant of planning permission and recommend refusal on this basis for the following reasons:

Reason
The FRA submitted with this application does not comply with the requirements set out in paragraph 9 the Technical Guide to the National Planning Policy Framework. The submitted FRA does not therefore, provide a suitable basis for assessment to be made of the flood risks arising from the proposed development. In particular, the submitted FRA fails to: 1. Consider the effect of a range of flooding events including extreme events on people and property. If the applicants or agents wish to discuss this position with us, they should contact Rob Sheehan in the Partnership and Strategic Overview Team on 01794 83 4595. Overcoming our objection You can overcome our objection by submitting an FRA which covers the deficiencies highlighted above and demonstrates that the development will not increase risk elsewhere and where possible reduces flood risk overall. If this cannot be achieved we are likely to maintain our objection to the application. Production of an FRA will not in itself result in the removal of an objection.
Environment Agency Canal Walk, ROMSEY, Hampshire, S051 7LP.

Customer services line: 03708 506 506

www.environment-agency.qov.uk

ConUd.-

We ask to be re-consulted with the results of the FRA. We will provide you with bespoke comments within 21 days of receiving formal reconsultation. Our objection will be maintained until an adequate FRA has been submitted.

Advice The submitted FRA as well as the additional information provided (Land Rear of The Ashlar, Shalfleet, Planning Application Ref. P/01350/13 Response to Environment Agency consultation - dated 21/01/2014) fails to clearly determine whether or not the proposed dwellings will be subjected to flooding over their development life. Flood levels are not provided with the application, nor are there any finished floor levels of the proposed dwellings to compare them to. What has been provided to date is anecdotal evidence, along with a topographical survey, that suggest as the land to the West of the site is lower; the development site will not be affected. The flood modelling for the area clearly shows that the flood zone is within the 'red line boundary' of the development site. This can also be seen in the submitted additional information. It is therefore unclear whether or not the dwellings proposed on the western side of the development site will be at risk.
The Environment Agency does not prepare or provide FRAs. However, our Customers and Engagement Team can provide any relevant flooding information that we have available. Please be aware that there may be a charge for this information. Please contact sossd@environment-agency.qov.uk

If you are minded to approve the applicatio,n contrary to our objection, I would be grateful if you could re-notify the Environment Agency to explain why material considerations outweigh our objection, and to give us the opportunity to make
further representations. We should be re-consulted to give us the opportunity to make further representations. Should our objection detailed above be removed, it is likely we will recommend the imposition of conditions to be included on any subsequent approval. Please contact me if you have any questions. Yours faithfully Pp Mark Luker Mr Jon Maskell Planning Advisor, Environment Agency Direct dial 01794 834 586 Direct e-mail PlanningSSD@environment-agency.gov.uk

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