Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Development at
1 Jumb Beck Close,
Burley in Wharfedale
Flood Risk Assessment
Client:
Mr A. Allan
1 Jumb Beck Close
Burley in Wharfedale
LS21 7RE
Prepared by:
joc consultants ltd
Park Farm House
Leathley Lane
Leathley
Otley
LS21 2JU
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 1 of 10
CONTENTS
1.0 INTRODUCTION AND BACKGROUND .................................................................... 3 2.0 OBJECTIVES .......................................................................................................... 3 3.0 PLANNING POLICY ON FLOOD RISK ...................................................................... 3 3.1 National Policy .......................................................................................................... 3 3.1 Local Policy
4.0 LOCATION AND DESCRIPTION OF THE SITE ........................................................ 4 5.0 THE PROPOSED DEVELOPMENT ........................................................................... 4 6.0 FLOOD RISK
6.1 Data collection and consultations ............................................................................... 4 6.2 Existing flood defences .............................................................................................. 5 6.3 History of Flooding ..................................................................................................... 5 6.4 Risk of fluvial flooding................................................................................................. 5 6.5 Risk of surface water flooding .................................................................................... 6 6.6 Risk of sewer flooding ................................................................................................ 7 6.7 Risk of groundwater flooding ...................................................................................... 7 6.8 Appropriate Land Use ................................................................................................ 7 6.9 Effects of Climate Change .......................................................................................... 7 7.0 FLOOD RISK MANAGEMENT ................................................................................... 7 7.1 Fluvial flood risk.......................................................................................................... 7 7.2 Surface water flood risk .............................................................................................. 7 7.3 Sewer flooding risk ..................................................................................................... 8 7.4 Ground water flood risk .............................................................................................. 8 8.0 CONCLUSIONS AND RECOMMENDATIONS .......................................................... 8 8.1 Conclusions
8.2 Recommendations ..................................................................................................... 9 9.0 REFERENCES ........................................................................................................ 10 .......................................................................................................... 3 .......................................................................................................... 4 .......................................................................................................... 8 © JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 2 of 10
APPENDICES
APPENDIX A: Topographical survey plan
APPENDIX B: Photographs
APPENDIX C: Environment Agency Data
APPENDIX D: Bradford Metropolitan Council e-mail dated 6th December 2012
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
1.0
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 3 of 10
INTRODUCTION AND BACKGROUND
JOC Consultants Ltd is instructed by Mr Andrew Allan (the Client) to prepare a flood risk
assessment report for a proposed single dwelling on garden land at 1 Jumb Beck Close,
Burley in Wharfedale. The development is the subject of a planning application to
Bradford Metropolitan District Council.
References in this report to “the site” are references to the site to which the planning
application applies. Specific references to sources of information used in the report are
shown in square brackets and are listed in section 9. Figures 1 is presented immediately
following page 10 and the appendices follow thereafter.
This report is prepared specifically for the Client for the purpose of the aforementioned
planning application and the report may not be used for any purpose other than for the
purpose for which it was commissioned, and it may not be assigned to any third party
without our written permission.
In the preparation of this FRA, JOC Consultants Ltd has relied on information provided to
us by statutory authorities and by the client and we accept no liability for its accuracy or
adequacy or for the consequences of any changes to or re-assessment of this data in the
future.
2.0
OBJECTIVES
The objectives of this flood risk assessment are:
1. to establish whether the proposed development is likely to be affected by current or
future flooding from any source;
2. to establish whether the proposed development will increase flood risk elsewhere;
and
3. to recommend, as appropriate, measures for managing flood risk.
3.0
PLANNING POLICY ON FLOOD RISK
3.1
National Policy
National Planning Policy in relation to flood risk is set out in the National Planning Policy
Framework (NPPF) [1] and the Technical Guidance thereto [2]. The NPPF revokes
Planning Policy Statement 25 which previously stated the policy on development and
flood risk.
3.1
Local Policy
The Bradford Strategic Flood Risk Assessment (SFRA) is currently in preparation and is
therefore not available for reference.
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
4.0
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 4 of 10
LOCATION AND DESCRIPTION OF THE SITE
The site is situated at 1 Jumb Beck Close, Burley in Wharfedale, as shown outlined in red
in Figure 1. The NGR coordinates at the site are approximately 416729E, 445474N.
The site is bounded to the west by a public footpath adjacent to Wood Head Beck; to the
north by number 3 Jumb Beck Close; to the east by Jumb Beck Close and to the south by
Sandringham Drive. Access to the site is from Jumb Beck Close.
The gross area of the site is approximately 0.86ha which includes the footprint of the
existing house and garage.
The topographical survey plan (see Appendix A), shows existing ground levels to fall in a
north-westerly direction. Ground levels vary between 86.37m AOD(N) at the north-east
corner and 83.05m AOD(N) at the north-west corner. The survey also shows the level of
a road gulley in Jumb Beck Close, opposite the site, to be 86.15m AOD(N). The survey
does not extend as far as the turning head at the north end of the close, but the OS
1:25,000 map shows the 80m contour to pass through the turning head; the close
therefore falls in level by more than 6m from its junction with Sandholme Drive to the
turning head at the north end.
Wood Head Beck flows northwards in an open channel to the west of the site. The beck
emerges from a culvert under Sandholme Drive and follows a winding course crossing
the public footpath adjacent to the beck twice at bridge culverts. The houses in Jumb
Beck Close sit in an elevated position above the beck channel and front onto the
watercourse. Several wooden footbridges have been erected, providing access to the
front gardens from the footpath on the remote side of the beck. There is much vegetation
growth on the side slopes of the beck channel and some overhanging tree branches,
(see Photographs at Appendix B).
The overtopping threshold of the right bank of Wood Head Beck, adjacent to the site, is
82.02m AOD(N) (see Appendix A).
5.0
THE PROPOSED DEVELOPMENT
The proposed development is for a single dwelling in the garden to the south side of the
existing dwelling.
Full details of the proposed development are provided in the plans and documents
included with the planning application.
6.0
FLOOD RISK
6.1
Data collection and consultations
Enquiries to the Environment Agency
Enquiries to the Environment Agency were made by the Client prior to our appointment.
The information issued by the Environment Agency was passed to us for the purposes of
this FRA and is reproduced in Appendix C. Our further enquiries to the Environment
Agency have confirmed that the predicted flood levels in Wood Head Beck are taken from
the 2002 Burley Beck model which did not include climate change predictions.
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 5 of 10
Flood Risk Assessment
Enquiries to Bradford Metropolitan District Council
In response to our enquiries, the Drainage Engineer at Bradford Metropolitan District
Council that the Council has no recorded incidents of flooding in the vicinity of the site,
(see Appendix D).
6.2
Existing flood defences
The site does not benefit from any flood defences.
6.3
History of Flooding
There is no available evidence of flooding at, or in the vicinity of the site.
6.4
Risk of fluvial flooding
The Environment Agency flood zone map shows the site to be in flood zone 3 where the
annual probability of flooding in the absence of flood defences is greater than 1%. The
flood map in this area however is based on an early national assessment at a coarse
scale and is not intended for use in respect of individual properties. A site specific flood
risk assessment should prevail in these circumstances.
The Environment Agency has provided modelled flood levels for this watercourse at
model node 12212 MODEL BURL_001, located approximately opposite the north end of
Jumb Beck Close. The flood levels are summarized in Table 6.1 below.
Table 6.1: Modelled Flood Levels in Wood Head Beck at Node 12212 Model BURL001
Return Period
A.E.P.
Flood Level
years
%
m AOD(N)
2
50
78.18
5
20
78.28
10
10
78.34
25
4
78.41
50
2
78.46
75
1.33
78.50
100
1
78.52
Comparison of the flood levels in Table 6.1 with the topographical survey shows that the
predicted 1% A.E.P. flood level at the north end of Jumb Beck Close is approximately
1.5m below the road level in the turning head. Flow in the beck will be limited by the
capacity of the culvert at Sandholme Drive and by the potential for partial blockage at the
two bridges crossing the public footpath and the private wooden footbridges, to which
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 6 of 10
reference is made in section 4 above. A significant rise in water level during a major
flood event could therefore be expected to occur upstream of model node BURL_001,
resulting in out of channel flow, flooding the footpath and the lower parts of some of the
front gardens of properties to the north of the site.
The Environment Agency data does not extend as far as the culvert at Sandholme Drive
and, without modelling of the watercourse, which would be beyond the scope of a flood
risk assessment for a single dwelling; it is only possible to make a reasonable judgement
as to the probability of flooding at the site. It is not possible from the available data to
predict flood levels immediately downstream of Sandholme Drive.
As noted in section 4 above, the site varies in level between 86.37m and 83.05m
AOD(N). At the location of the proposed dwelling, the ground level is approximately
84.5m AOD(N), which is approximately 2.5m above the overtopping threshold of the right
bank of the beck. It is considered unlikely that the beck could rise to this level, in view of
the constraint to flow caused by the culvert under Sandholme Drive. We therefore
conclude that the Environment Agency flood map is not an accurate representation of the
actual flood risk at the site. The water level in the beck adjacent to the site could not rise
above the soffit level of the Sandholme Drive culvert unless there was a severe blockage
downstream, such as debris trapped at the bridges. In this eventuality however, the beck
would be likely to rise, overtop onto the footpath, and flow around the blockage before
returning to the main channel downstream, thereby limiting the potential rise in water
level. A rise in water level sufficient to cause flooding within the site is therefore
considered to be improbable and a more detailed analysis of the beck is likely to show
that the site is in a lower risk flood zone than currently depicted on the Environment
Agency Flood Map.
6.5
Risk of surface water flooding
Risk to the site
In the event of very intense rainfall there would be rapid response surface water run-off
which may exceed the capacity of the drainage system in the area and overland flow in
the highway is to be expected. Surface water from Sandholme Drive would be likely to
enter Jumb Beck Close and flow down-hill northwards, to the turning head where it would
enter the drainage system or pond until the depth was sufficient for flow over the kerbs to
occur. The surface water would then flow down into the beck. It is unlikely that this runoff would affect the site as it would generally be contained within the highway.
We note from the Environment Agency Flood Map for Surface Water that the site is not in
an area at risk of flooding from a rainfall event having an annual probability of
exceedence of 0.5% (1 in 200 years). For reasons of copyright we are not able to
reproduce the surface water flood maps in Appendix C.
The risk of flooding of the site from surface water run-off is therefore assessed to be low.
Effect of the proposed development on rapid-response run-off
The erection of a single dwelling on the garden land will increase surface water run-off
volume due to the conversion of a proportion of the site to impervious area.
The effect of the development on surface water run-off can be mitigated by the
application of sustainable drainage techniques, as recommended in section 7.2 below.
Provided such measures are implemented, the development will not increase flood risk
elsewhere.
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
6.6
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 7 of 10
Risk of sewer flooding
The absence of recorded incidents of flooding suggests that the risk of sewer flooding is
low.
6.7
Risk of groundwater flooding
Groundwater flooding occurs when the water table rises above ground level or emerges
from the face of a slope. At the site however, the water table will be drawn down by the
beck and therefore the risk of this type of flooding at the site is insignificant.
6.8
Appropriate Land Use
The flood risk vulnerability classifications of various types of development are set out in
the NPPF Technical Guidance: Table 2, which classifies residential development as
“More Vulnerable”. As the site lies within flood zone 3 the proposed development is
appropriate, in accordance with NPPF Technical Guidance Table 3, subject to the
Exception Test. According to this assessment however, it is very unlikely that the site is
in flood zone 3, or even flood zone 2.
6.9
Effects of Climate Change
The impact of climate change must be assessed over the lifetime of the development.
The Technical Guidance to the NPPF is silent on the question of the lifetime of housing
but its predecessor, the Practice Guide to PPS 25, recommended a minimum lifetime of
100 years. For the purposes of this assessment, climate change effects are therefore
considered up to the year 2113.
Current estimates of climate change effects suggest an increase in peak river flows of
20% in the period after 2025 and an increase in peak rainfall intensity of 30% in the
period 2085 to 2115[2]. A corresponding increase in rapid response run-off volumes can
therefore be expected and should be taken into account in the detailed design of the
drainage system for the development.
7.0
FLOOD RISK MANAGEMENT
7.1
Fluvial flood risk
It is recommended that the ground floor level in the proposed dwelling is at least 84.65m
AOD(N). At this level, the floor will be approximately 2.6m above the overtopping
threshold of the right bank of Wood Head Beck.
7.2
Surface water flood risk
The effect of the proposed development on surface water run-off volumes can be
mitigated by the implementation of sustainable drainage principles. The Building
Regulations require surface water to be discharged according to the following preference
hierarchy:
1. to ground by infiltration;
2. to a watercourse;
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 8 of 10
3. to a sewer, if options (1) and (2) are not reasonably practicable.
Infiltration drainage may be feasible at this site and it is recommended that ground
conditions are investigated in order to confirm this. If a soakaway system is used, the
soakaway chamber should not be within 5m of any building and it should provide
sufficient storage to accommodate the volume from the critical duration design storm.
The drainage system for the development should ensure:
•
no surface water flooding resulting from a rainfall event having an A.E.P. of 33% (1 in
30 years);
•
only “tolerable” flooding resulting from a rainfall event having an A.E.P. of 1% (1 in
100 years).
“Tolerable” flooding would be flooding to a depth that does not result in flooding of
buildings and which does not prevent safe access and egress to and from the site.
7.3
Sewer flooding risk
No flood risk management measures are necessary in respect of sewer flooding.
7.4
Ground water flood risk
No flood risk management measures are necessary in respect of groundwater flooding.
8.0
CONCLUSIONS AND RECOMMENDATIONS
8.1
Conclusions
1.
Although the Environment Agency Flood Map shows the site to be in flood zone 3, where
the annual probability of fluvial flooding is greater than 1%, it is concluded from this site
specific flood risk assessment that the annual probability of fluvial flooding at the site is
more likely to be less than 0.1%.
2.
There is no historical evidence of the site having been affected by flooding.
3.
The risk of surface water flooding is assessed to be low.
4.
The risk of sewer flooding in the vicinity of the site is assessed to be low.
5.
The risk of groundwater flooding at the site is assessed to be insignificant.
6.
The development will increase surface water run-off volumes due to the creation of
impermeable surfaces on the site.
7.
Climate change effects will increase surface water run-off volumes over the lifetime of the
development but will not alter the assessments of flood risk at the site.
8.
Infiltration drainage may be feasible subject to ground investigation.
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 9 of 10
9.
The effect of the development on surface water run-off can be reduced to an acceptable
level by the implementation of the flood risk management measures stated in section 7.2
of this report.
10.
The development falls within the “More Vulnerable” classification in Table 2 of the
Technical Guidance to the NPPF.
11.
The development is required to pass the Exception Test, based on the current Flood
Map.
8.2
Recommendations
1.
It is recommended that the ground finished floor level is at least 84.65m AOD(N) in order
to minimise the risk of flooding to the proposed dwelling.
2.
It is recommended that a ground investigation is undertaken prior to the detailed drainage
design, in order to establish the feasibility of infiltration drainage.
3.
A detailed surface water drainage design should be prepared and submitted to Bradford
Metropolitan District Council for approval.
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
Page 10 of 10
9.0
REFERENCES
1.
National Planning Policy Framework. Department for Communities and Local
Government. March 2012.
2.
Technical Guidance to the National Planning Policy Framework. Department for
Communities and Local Government. March 2012.
3.
Development and flood risk. Guidance for the construction industry. CIRIA Report No.
C624. 2004.
© JOC Consultants Ltd 2013
1 Jumb Beck Close, Burley in Wharfedale, LS21 7RE
The Site
Easting : 416729.31m, Northing : 445474.31m
Ordnance Survey © Crown Copyright 2013. All rights reserved. Licence number 100022432. Plotted Scale 1:5000
Figure 1: Location Plan
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
APPENDIX A
Topographical survey plan
© JOC Consultants Ltd 2013
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
APPENDIX B
Photographs
© JOC Consultants Ltd 2013
PHOTOGRAPH 1: Wood Head Beck channel downstream of Sandholme Drive culvert
PHOTOGRAPH 2: Vegetation and footbridges crossing Wood Head Beck (looking
upstream)
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
APPENDIX C
Environment Agency Data
© JOC Consultants Ltd 2013
Flood Zones
Under the National Planning Policy Framework (NPPF) land is divided into three zones with
regard to flood risk.
Zone 1, little or no risk, this is land outside the 1 in 1000 year flood plain, land deemed to be
safe from flooding in the event of a flood with a 0.1% probability of occurring in any one year.
Zone 2, medium risk; land between the 1 in 1000 and 1 in 100 year fluvial (1 in 200 year
tidal) flood plain. Between 0.1% and 1.0% (0.5%) probability of occurring in any one year.
Zone 3, high risk, land within the 1 in 100 year fluvial (1 in 200 year tidal) flood plain, at risk
in the event of a flood with a 1.0% (0.5%) probability of occurring in any in year.
These zones do not take account of any flood defences that may exist as these could be
overtopped or breached by a more severe flood event than designed for or maintained
against.
Site Assessment;
From the information provided the majority of the site falls in flood zone 3 in accordance to
our flood zone maps. Any development site in Flood Zone 3 will require a Sequential Test
and may require an Exception Test.
Information to be included in a Flood Risk Assessment
A flood risk assessment (FRA) must be submitted with a planning application on any
proposed development site in flood zone 2 or 3 and any site over 1ha within Flood Zone 1.
The FRA assessment would need to demonstrate that the development would not increase
the risk of flooding to others and would not be at risk of flooding itself.
All potential sources of flooding will need consideration including; river flooding, groundwater
flooding, surface water runoff and flooding from sewers etc. It should also assess the
existing and proposed surface water drainage from the site.
Further information on producing a FRA and where a FRA is required can be found on the
Environment Agency’s website on the Flood Risk Standing Advice pages which can be
found at: http://www.environment-agency.gov.uk/research/planning/82587.aspx
A more comprehensive guide on FRA’s can be found in CIRIA Report C624 'Development
and flood risk - guidance for the construction industry’ available through their website:
http://www.ciria.org.
Your Local Planning Authority should have undertaken a Strategic Flood Risk Assessment,
where information on flood risk locally has been collated which may inform your FRA. Please
contact your Local Planning Authority to determine what information may be available.
Floor Levels
Setting the ground floor level above site ground level will provide a measure of protection
against any flooding. Finished floor levels should be set no lower than 600mm above the 1 in
100 year + climate change modelled flood level.
Access & Egress
Identification of safe access and egress for the property during a flood event should be
made. It is recommended that a flood evacuation plan should be formulated and dwelling
occupants are advised to sign up to the Environment Agency’s Floodline service. Please call
0845 988 1188 for further information.
Compensatory storage
Where a development is likely to increase flood risk by taking up flood plain storage, it may
be necessary to provide compensatory storage to mitigate this risk. Compensation works are
divided into direct and indirect. These terms come from CIRIA report C624 “Development
and flood risk – guidance for the construction industry (2004)”.
Direct or ‘level for level’ methods as they are also known re-grade the land at the same level
as that taken up by the development. Direct schemes therefore provide a direct replacement
for the lost storage volume.
Indirect methods rely on water entering a storage area which then releases water at a slower
rate, akin to a surface water attenuation scheme. The storage area can be remote from the
flood plain or even a tank. Indirect schemes are complicated to design and construct and
require a more intensive maintenance regime, which must be continued indefinitely. For
these reasons we are generally opposed to indirect schemes unless a planning decision has
already been made and they are the only remaining option.
Surface Water Runoff
Surface water discharge from new development should ideally ‘mimic’ the pre-development
situation using a sustainable drainage system so that flow in watercourses is not
increased. In normal circumstances surface water discharge from new development should
be attenuated to the ‘greenfield’ 1 in 1 year flow from site, or lower than the existing rate of
runoff for a pre-developed site.
Greenfield sites
The acceptable greenfield runoff rate is normally 5 litre/second/hectare, but you should
consult with the Lead Local Flood Authority for variances in their district.
Brownfield sites
Surface water runoff should be attenuated to provide a minimum 30% reduction of surface
water discharge when compared with the existing site outflow prior to redevelopment, unless
otherwise agreed with the relevant drainage authority. If a new discharge is required to a
watercourse should be limited to the acceptable greenfield runoff rate, also it must be
ensured that any additional volume of surface water to the receiving watercourse will not
cause flooding problems.
The attenuation system needs to be designed so there is no flooding to properties on or off
site for rainfall events up to 1 in 100 year return period.
Any conventional adopted balancing facility should be designed to accommodate volume
storage for at least the 1 in 30 year flow from the site below ground, with the 1 in 100 year
flow retained within the site (including an allowance for climate change), without causing any
flooding to buildings.
There are alternatives to conventional storage for the control of surface water run-off that are
favoured by the Environment Agency where ground conditions are suitable.
Sustainable Urban Drainage techniques (SUDs) tackle surface water run-off problems at
source using features such as soakaways, permeable pavements, grassed swales,
infiltration trenches, ponds and wetlands to attenuate flood peak flows, produce water quality
improvements and environmental enhancements.
The Environment Agency seeks to promote the use of SUDs techniques to this site and
expects the developer of the site to submit detailed investigations such that the use of SUDs
has been fully explored.
More information on SUDs can be found at: http://www.ciria.org.uk/suds/
For information on Green Roofs in particular, please visit: www.thegreenroofcentre.co.uk
Please note that the view expressed in this letter by the Environment Agency is a
response to a pre-application enquiry only and does not represent our final view in
relation to any future planning application made in relation to this site. We reserve the
right to change our position in relation to any such application.
You should seek your own expert advice in relation to technical matters relevant to
any planning application before submission.
If you wish to discuss your plans further with the officer dealing with the area Christian
Merriman can be contacted on 0113 819 6402.
North East Region - Yorkshire Area
Coverdale House
Amy Johnson Way
Aviator Court
York
YO30 4GZ
2013 FLOOD ZONE DATA FOR ENGLAND
Information - User Note
The Flood Zones have been produced in accordance with
the requirements of Government Planning Policy on
Development and Flood Risk (Planning Policy Statement
PPS25 in England dated December 2006 and the Draft
Technical Advice Note TAN15 in Wales dated July 03).
Flood Zones are for planning consultation.
As the information is indicative rather than specific Local
Planning Authorities will need to consult the Environment
Agency in accordance with our standing advice for
planning consultations.
The flood zones are based on information available at the
time, and will benefit from updates as better information
becomes available. For example changes in hydrological
river response, observations following flood events or
improved modelling techniques. No consideration has
been given to climate change at this time.
It should be noted that locations adjacent to rivers, not
included at this stage of the survey, may be at risk of
flooding. When in doubt the Environment Agency should
be consulted.
These maps may be also used by Local Authority
Emergency Planners when producing Major Incident
Flood Response Plans.
The extents of any Flood
Warning Service provided by the Agency is contained in
the Local Flood Warning Plan.
Zone 3 (England) and Zone C (Wales) is the Agency's
best estimate of the areas of land with a 100 to 1 (1%)
chance or greater of flooding each year from rivers in
catchments greater than 3 sq.km, or with 200 to 1 (0.5%)
chance or greater of flooding each year from the sea
without the presence of any defences.
Zone 2 (England) and Zone B (Wales) is the Agency's
best estimate of the areas of land that could flood under
extreme conditions with a 1000 to 1 (0.1%) chance of
flooding each year from rivers or the sea, without the
presence of defences.
Legend
Main River
Areas benefiting from defences
Flood Zone 3
Flood Zone 2
Scale: 1:10,000
¯
This map is reproduced from Ordnance Survey material with the permission of
Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office ©
Crown copyright. Unauthorised reproduction infringes Crown copyright and may
lead to prosecution or civil proceedings. Environment Agency, 100026380, 2013.
Modelled Flood Level Node Point Location Map centred on Jumb Beck Close, Burley in Wharfedale [RFI/2013/27389]
Scale 1:10,000
¯
Please note that the supplied map is not
considered by the Environment Agency to
constitute a flood risk assessment on its own
and may not be accepted by local planning
authorities for that purpose. Using an
inappropriate scale can in some instances
result in a different indication of whether a
particular point is within a flood zone.
Legend
NodePoint
<all other values>
NODEPOINTN
12212_MODEL_BURL001
12212_MODEL_BURL004
12212_MODEL_BURL005
Main River
© Environment Agency copyright and / or database rights 2011. All rights reserved. © Crown Copyright and database right. All rights reserved. Environment Agency, 100026380, 2013.
Contact Us: National Customer Contact Centre, PO Box 544, Rotherham, S60 1BY. Tel: 08708 506 506 (Mon-Fri 8-6). Email: [email protected]
NodePointName
ModelledFloodGroupCode
ReturnPeriod
LevelValue
12212_MODEL_BURL005
Ea122120001
100
76.75
12212_MODEL_BURL005
Ea122120001
75
76.69
12212_MODEL_BURL005
Ea122120001
50
76.61
12212_MODEL_BURL005
Ea122120001
10
76.3
12212_MODEL_BURL005
Ea122120001
5
76.16
12212_MODEL_BURL005
Ea122120001
25
76.47
12212_MODEL_BURL005
Ea122120001
200
0
12212_MODEL_BURL005
Ea122120001
2
75.97
12212_MODEL_BURL004
Ea122120001
2
76.46
12212_MODEL_BURL004
Ea122120001
25
76.97
12212_MODEL_BURL004
Ea122120001
75
77.34
12212_MODEL_BURL004
Ea122120001
100
77.42
12212_MODEL_BURL004
Ea122120001
5
76.66
12212_MODEL_BURL004
Ea122120001
50
77.17
12212_MODEL_BURL004
Ea122120001
10
76.79
12212_MODEL_BURL004
Ea122120001
200
0
12212_MODEL_BURL001
Ea122120001
10
78.34
12212_MODEL_BURL001
Ea122120001
50
78.46
12212_MODEL_BURL001
Ea122120001
5
78.28
12212_MODEL_BURL001
Ea122120001
75
78.5
12212_MODEL_BURL001
Ea122120001
100
78.52
12212_MODEL_BURL001
Ea122120001
2
78.18
12212_MODEL_BURL001
Ea122120001
200
0
12212_MODEL_BURL001
Ea122120001
25
78.41
Surface Water Flood Maps – RFI/2013/27389 – Burley in Wharfedale
Please find attached to this response three Surface Water PDF Maps.
It’s important to note that these maps cannot be considered accurate down to an
individual property level. Our Surface Water flood mapping is useful for identifying
broad areas at risk of surface water flooding, but it is vital that local knowledge
and information is used to interpret the maps.
What do the Maps Show ?
The ‘Areas Susceptible to Surface Water Flooding’ Map shows areas that are
susceptible to flooding from surface water in shades of purple.
There are three bands indicating which are ‘less to more’ susceptible to flooding
from surface water. The ‘more susceptible’ band will help identify areas that are
naturally most likely to flood first, or flood to the greatest depth.
These areas are also more likely to flood during relatively frequent and less
extreme events, compared to areas falling into the other bands.
The ‘Flood map for Surface Water’ shows areas where surface water would be
expected to flow or pond.
Two rainfall events, one with a 1 in 30 and the other with a 1 in 200 chance of
occurring in any year, are modelled and mapped. However, please note that this
is the chance of this rainfall, and not of the resulting flood extent occurring.
Consequently it only provides a general indication of areas which may be more
likely to suffer from surface water flooding in these rainfall probabilities.
For each rainfall probability, the map provides two layers which can be used
individually to indicate :
. ‘Surface water flooding’ – flooding greater than 0.1m deep;
. ‘Deeper surface water flooding’ – flooding greater than 0.3m deep.
How was the data for the maps generated ?
The Areas Susceptible to Surface Water map was produced using a simple
method that assumes that underground sewerage and drainage systems, and
smaller over ground drainage systems are full to capacity. Being full to capacity
means that the water is not drained from the surface.
The impacts of buildings are not considered, and their position can affect how
and where water moves. Therefore, it only provides a general indication of areas
which may be more likely to suffer from surface water flooding. It uses a single
rainfall event with a 1 in 200 chance of occurring In any year.
The Flood Map for Surface Water however, better represents the mechanisms
that cause surface water flooding than the 2009 Areas Susceptible to Surface
Water Flooding map. These mechanisms include Sewer flows, infiltration, storm
duration and likelihood.
89_07_SD02, Version 6
Standard notice [not for use with Special Data, Personal Data or unlicensed 3
rd
party rights]
Information warning
We (The Environment Agency) do not promise that the Information supplied to You will always be accurate,
free from viruses and other malicious or damaging code (if electronic), complete or up to date or that the
Information will provide any particular facilities or functions or be suitable for any particular purpose. You
must ensure that the Information meets your needs and are entirely responsible for the consequences of
using the Information. Please also note any specific information warning or guidance supplied to you.
Permitted use
•
The Information is protected by intellectual property rights and whilst you have certain statutory rights
which include the right to read the Information, you are granted no additional use rights whatsoever
unless you agree to the licence set out below.
•
Commercial use of anything except EA OpenData is subject to payment of a £50 licence fee (+VAT) for
each person seeking the benefit of the licence, except for use as an Environment Agency contractor or
for approved media use.
•
To activate this licence you do not need to contact us (unless you need to pay us a Commercial licence
fee) but if you make any use in excess of your statutory rights you are deemed to accept the terms
below.
Licence
We grant you a worldwide, royalty-free (apart from the £50 licence fee for commercial use), perpetual, nonexclusive licence to use the Information subject to the conditions below.
You are free to:
copy, publish, distribute and transmit the Information
adapt the Information
exploit the Information commercially, for example, by combining it with other Information, or by
including it in your own product or application
You must (where you do any of the above):
acknowledge the source of the Information by including the following attribution statement:
“Contains Environment Agency information © Environment Agency and database right”
ensure that you do not use the Information in a way that suggests any official status or that We
endorse you or your use of the Information
ensure that you do not mislead others or misrepresent the Information or its source or use the
Information in a way that is detrimental to the environment, including the risk of reduced future
enhancement
ensure that your use of the Information does not breach the Data Protection Act 1998 or the Privacy
and Electronic Communications (EC Directive) Regulations 2003
These are important conditions and if you fail to comply with them the rights granted to you under this
licence, or any similar licence granted by us will end automatically.
No warranty
The Information is licensed ‘as is’ and We exclude all representations, warranties, obligations and liabilities
in relation to the Information to the maximum extent permitted by law. We are not liable for any errors or
omissions in the Information and shall not be liable for any loss, injury or damage of any kind caused by its
use. We do not guarantee the continued supply of the Information.
Governing Law
This licence is governed by the laws of England and Wales.
Definitions
“Information” means the information that is protected by copyright or by database right (for example, literary
and artistic works, content, data and source code) offered for use under the terms of this licence.
“Commercial” means:
ƒ offering a product or service containing the Information, or any adaptation of it, for a charge, or
ƒ internal use for any purpose, or offering a product or service based on the Information for indirect
commercial advantage, by an organisation that is primarily engaged in trade, commerce or a profession.
Contact: [email protected]
03708 506506
Development at 1 Jumb Beck Close, Burley in Wharfedale
Flood Risk Assessment
Report No: 13/026.01
Revision: 00
th
Dated: 6 December 2013
APPENDIX D
Bradford Metropolitan District Council e-mail dated 6th December 2013
© JOC Consultants Ltd 2013
John O'Connor
From:
Sent:
To:
Subject:
Edward Norfolk [[email protected]]
06 December 2013 11:12
'John O'Connor'
RE: Burley in Wharfedale enquiry
Hi John,
I can confirm we have no recorded incidents on file.
Regards
Edward Norfolk Senior Drainage Engineer Development Services Tel: 01274 433905 / Fax: 01274 435081
2nd Floor, Jacob's Well, Bradford, BD1 5RW
City of Bradford Metropolitan District Council
Department of Regeneration and Culture Bradford is the world's first UNESCO City of Film
This e-mail, and any attachments, may contain Protected or Restricted information and is intended
solely for the individual to whom it is addressed. It may contain sensitive or protectively marked
material and should be handled accordingly. If this e-mail has been misdirected, please notify the
author immediately. If you are not the intended recipient you must not disclose, distribute, copy, print
or rely on any of the information contained in it or attached, and all copies must be deleted
immediately. Whilst we take reasonable steps to try to identify any software viruses, any attachments
to this e-mail may nevertheless contain viruses which our anti-virus software has failed to identify.
You should therefore carry out your own anti-virus checks before opening any documents. Bradford
Council will not accept any liability for damage caused by computer viruses emanating from any
attachment or other document supplied with this e-mail. E-Mails may be subject to recording and / or
monitoring in accordance with relevant legislation.
From: John O'Connor [mailto:[email protected]]
Sent: 05 December 2013 09:48
To: Edward Norfolk
Subject: Burley in Wharfedale enquiry
Importance: High
Dear Edward, 1 Jumb Beck Close, Burley in Wharfedale, LS21 7RE As discussed in our telephone conversation this morning, we are preparing a flood risk assessment at the above property and I would be grateful if you could let me know of any historic flood events or on‐going drainage problems known to the Council in the vicinity of the property. I attach a location plan for ease of reference. As we have a deadline to meet, I shall be grateful if you would get back to me as soon as possible. Regards, John O'Connor joc consultants ltd
1