We're writing with an important update on our proposed affordable homes at 8 Market Place. The Environment Agency has updated its national flood risk data, and as a result our scheme can no longer meet the flood risk tests that planning now requires. The directors have decided not to submit an updated flood risk assessment. We expect Wiltshire Council to refuse the planning application as a result.
What has changed
The Environment Agency has introduced a new National Flood Risk Assessment, known as NaFRA2. It updated the Flood Map for Planning that councils use to judge flood risk on planning applications.
Our scheme was designed and assessed under the earlier flood data. Under the new data, the flood risk at Market Place is significantly higher than it was when we prepared our application:
- More frequent flooding: the site is now assessed against a flood expected about once every 30 years, rather than once every 100 years.
- Higher flood levels: the modelled flood level has risen, and a larger safety margin is now required above it.
- Raised floors: to meet the new requirements, the ground floor would have to be raised by up to about 600mm (2ft). This would lift the whole building, which conflicts with the conservation constraints of the Market Place setting. It would also mean our ground-floor wheelchair-accessible home could no longer work.
- Safe escape in a flood: planning now expects residents to be able to leave safely during a flood, rather than staying put. That can't be achieved on this site.
The site is affected by flooding from the river, from groundwater and from surface water running off the surrounding slopes. Reducing these risks would need major works across the wider catchment, which are likely to take many years.
Why we are not updating our flood risk assessment
Wiltshire Council asked us for an updated flood risk assessment. Our professional advisers have told us that a revised assessment would fail under the new NaFRA2 requirements. The directors therefore decided not to commission a report that cannot succeed.
Without an updated assessment, we expect Wiltshire Council to refuse the planning application. We recognise this is disappointing news. A refusal on flood risk grounds will, however, give everyone a clear and documented picture of what the site can and cannot support. That clarity will help us decide how best to move forward.
What happens next
The directors will now take some time to consider how to take the project forward. We will talk to the site owner and our advisers about the options. Our aim of providing genuinely affordable homes for local people in Pewsey has not changed.
We will keep you informed as our thinking develops. Thank you for your continued support. If you have any questions, please contact any of the directors.
The Directors
Pewsey Community Land Trust
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