Rochford Town Centre Area Action Plan - Issues and Options

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Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options, or combination of options for Site A do you prefer?

Representation ID: 16972

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site A Option - Eastern Side of the Market Square

Site A is situated within Flood Zone 1 of the Environment Agency's Flood Map, classed as low probability risk in Planning Policy Statement (PPS) 25. All development types are permitted in this flood zone as summarised in table D.3 of PPS25.

We consider there to be no further environmental constraints for Site A in terms of the Environment Agency's remit. We therefore have no preference to the options raised for this site.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options, or combination of options for Site B do you prefer?

Representation ID: 16973

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site B Option - The Market Square and West Street

Site B is situated within Flood Zone 1 of the Environment Agency's Flood Map, classed as low probability risk in Planning Policy Statement (PPS) 25. All development types are permitted in this flood zone as summarised in table D.3 of PPS25.

We consider there to be no further environmental constraints for Site B in terms of the Environment Agency's remit. We therefore have no preference to the options raised for this site.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options for Site C do you prefer?

Representation ID: 16974

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site C Option - Western End of West Street

The Southern side of West Street (of the identified site) falls within Flood Zone 2, classed as medium probability risk in PPS25.

Of the two options being considered for Site C, neither appears to be resulting in an increase in flood risk. The first of the options considers relocating/ removing a florist and Indian restaurant, both classed as 'Less Vulnerable' development in PPS25. This option appears to be taking 'Less Vulnerable' development out of the medium risk flood zone and utilising this space in altering the layout of the highway at the junction of Bradley Way and West Street. We would have no issue with this option proposed for this site based on the overall reduction in flood risk which would result.

The second option focuses on improving signage and creating heritage entrances. From the information provided we consider there to be no significant environmental considerations for this option.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options for Site D do you prefer?

Representation ID: 16975

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site D Option - Junction of North Street and Weir Pond Road

Site D is situated within Flood Zone 1 of the Environment Agency's Flood Map, classed as low probability risk in Planning Policy Statement (PPS) 25. All development types are permitted in this flood zone as summarised in table D.3 of PPS25.

We consider there to be no further environmental constraints for Site D in terms of the Environment Agency's remit. We therefore have no preference to the options raised for this site.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options for Site E do you prefer?

Representation ID: 16976

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site E Option - Gateway into the Town Centre

Site E is situated within Flood Zone 2 of the Environment Agency's Flood Map, classed as medium probability risk in Planning Policy Statement (PPS) 25.
If this site is to be put forward for residential use (as per the first option specified) in the town centre then your Authority should ensure that the Sequential Test has been suitably demonstrated, with no alternative sites being available in a lower flood risk area. The Sequential Test needs to be backed up by a suitable evidence base.

If other sites identified in the AAP that are located within Flood Zone 1 can be developed for residential purposes in preference to sites in Flood Zone 2 and 3 then the Sequential Test would not need to be applied. We recommend this option is explored further.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options for Site F do you prefer?

Representation ID: 16977

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site F Option - Bradley Way

The majority of Site F is situated within Flood Zone 3 (high probability risk) with the remainder falling within Flood Zone 2 (medium probability risk). Three options for this site have been proposed:

Firstly, an option to redevelop the site for retail/residential purposes has been proposed. If this site is to be put forward for retail/residential use in the town centre then your Authority should ensure that the sequential test has been suitably demonstrated in accordance with PPS25, with no alternative sites being available in a lower flood risk area. The Sequential Test needs to be backed up by a suitable evidence base.

Furthermore, the Exception Test will need to be passed for any residential development in Flood Zone 3a. If the site is located in Flood Zone 3b (functional floodplain) then this would be in direct conflict with PPS25. Residential development should not be permitted in Flood Zone 3b according to table D.3 of PPS25. We would find the document unsound if the proposed use conflicts directly with national flood risk policy.

Secondly, an option to redevelop the site for office use is considered. Again if this option is put forward your Authority should ensure that the sequential test has been suitably demonstrated, with no alternative sites being available in a lower flood risk area. Again, the Sequential Test needs to be backed up by a suitable evidence base.

If one of the redevelopment options proposed is to take place on Site F then surface water needs to be accounted for as this will result in a reduction in green space on site.

Thirdly, no development at the site is considered as the final possible option. The site would remain as green space and so we would have no issue.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of options for Site G do you prefer?

Representation ID: 16978

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site G Option - Back Lane Car Park

The western part of Site G is situated within Flood Zone 2 of the Environment Agency's Flood Map, classed as medium probability risk in Planning Policy Statement (PPS) 25.

We would have no comment to make if the site were to remain as car parking.

The second option discussed is to redevelop the site to provide residential development in the form of apartments and houses. As the site partially falls within Flood Zone 2, the medium risk zone, if this option was put forward your Authority should ensure that the sequential test has been suitably demonstrated, with no alternative sites being available in a lower flood risk area. Again, the Sequential Test needs to be backed up by a suitable evidence base.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options for Site H do you prefer?

Representation ID: 16979

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site H Option - Rear of South Street

Site H is situated within Flood Zone 1 of the Environment Agency's Flood Map, classed as low probability risk in Planning Policy Statement (PPS) 25. All development types are permitted in this flood zone as summarised in table D.3 of PPS25.

We consider there to be no further environmental constraints for Site H in terms of the Environment Agency's remit. We therefore have no preference to the options raised for this site.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options for Site J do you prefer?

Representation ID: 16980

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site J Option - Hospital Parking

Site J is situated within Flood Zone 1 of the Environment Agency's Flood Map, classed as low probability risk in Planning Policy Statement (PPS) 25. All development types are permitted in this flood zone as summarised in table D.3 of PPS25.

We consider there to be no further environmental constraints for Site J in terms of the Environment Agency's remit. We therefore have no preference to the options raised for this site.

Comment

Rochford Town Centre Area Action Plan - Issues and Options

Which of the options for Site K do you prefer?

Representation ID: 16981

Received: 27/11/2009

Respondent: Environment Agency

Representation Summary:

Site K Option - Railway Station Car Park

Site K is situated within Flood Zone 1 of the Environment Agency's Flood Map, classed as low probability risk in Planning Policy Statement (PPS) 25. All development types are permitted in this flood zone as summarised in table D.3 of PPS25.

We consider there to be no further environmental constraints for Site K in terms of the Environment Agency's remit. We therefore have no preference to the options raised for this site.

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