Flood compensation works at Land North Of Marston Grange, Marston, Stafford

What was proposed

The application sought flood compensation works linked to permission for the wider development north of Marston Grange.

“23/37193/FUL - 2 for assessment by the EA, to demonstrate whether the proposed flood storage area(s) are acceptable. This current application provides full details of the proposed flood compensation measures, outlining the flood risk modelling approach that has been taken to date to allow the assessment to progress, and details the proposed approach going forward for the North Eastern Attenuation Pond only.”

Officer report

The site and flood works

The scheme included a flood storage area outside the original site boundary, with modelling assessing downstream effects on Marston Brook.

“It was proposed that this FSA would have a bed level of 96.00m and a top of bank level of 97.00m, with banks of 1:3 gradient, assuming a nominal flood depth of 1m to provide an estimated 10,200m 3 of storage capacity. It should be noted, however, that this calculated volume was not based on hydraulic modelling nor associated with a particular return period event.”

“23/37193/FUL - 3 peak flow at the downstream extent of the model is reduced by 10.8% in the post- development scenario, from 2.50m 3 /s in the baseline scenario to 2.23m 3 /s in the post-development scenario. • In the 100 year plus 30% climate change event, approximately 9840m 3 of water is held in the FSA.”

Officer report

Earlier permissions and refusal

Outline permission and reserved matters approval covered 700 homes, while earlier flood storage details were refused for insufficient modelling information.

“Condition 12 of the outline consent secured, where feasible, a Flood Risk Management Scheme for a flood storage area within the site in relation to the Sandyford Brook as recommended by the Environment Agency (EA), with condition 13 of the same consent also requiring details of the design of the surface water drainage system.”

Officer report

Why officers supported it

Officers found the works would reduce downstream flood flows, preserve landscape character and protect biodiversity, subject to conditions.

“23/37193/FUL - 4 required, ensuring the approved tree protection measures are retained for the duration of excavation/construction works. Subject to the afore mentioned conditions regarding the implementation of new landscaping/tree planting and tree protection measures, the proposed flood compensation measures would preserve the landscape character of the site and wider development. It would therefore accord with paragraphs: 131, 135, 137 & 139 of the NPPF and Policies N1.”

“Subject to the afore mentioned conditions, the proposal would protect biodiversity and retain significant landscape features, in accordance with Policy N1 and N4 of TPSB. With respect to Biodiversity Net Gain (BNG), as the application was submitted before the 12 February 2024, it is not required to deliver a 10% increase in BNG.”

Officer report

Consultation responses

The Environment Agency supported the flood risk conclusions, while ecological consultees supported mitigation and the Health and Safety Executive did not object.

“Subject to conditions securing the implementation of the proposed landscaping strategy and mitigation measures to protect affected species, the works would also enhance the character and appearance of the site and protect biodiversity. On this basis, it is recommended that planning permission is granted. CONSULTATIONS Health and Safety Executive (HSE) Do not advise against.”

“23/37193/FUL - 6 who were satisfied that the proposed storage would provide flood risk betterment downstream. Therefore, in relation to Condition 12, we are satisfied. Response dated 07.05.2025 Whilst the site lies within Flood Zone 1, the low risk Zone, there was a conditioned requirement for the applicant to provide assessment and modelling to demonstrate no flood risk impacts and that the proposed compensatory works would result in a reduction in flows downstream.”

Officer report

Other responses

The Tree Officer initially sought more arboricultural information and recommended refusal, while neighbours made no comments.

“23/37193/FUL - 9 I have included David Hughes at the EA in this correspondence as I believe he has previously looked at the Site and I believe the condition originated with the EA so I presume they will also have been consulted on the modelling report. Tree Officer No comments received on updated arboricultural impact assessment. Original comments dated 11.07.2023 There appears to be an outgrown hedge / trees near the eastern and western boundaries of this site.”

“There needs to be an Arboricultural Impact Assessment (AIA) for this proposal to show what vegetation is being removed and if so how this is mitigated for via appropriate replacement planting. Given the required excavation it is likely that there will need to be an Arboricultural Method Statement (AMS) produced. It is noted on the submitted information that a wildflower meadow of a very large width is being proposed with no tree cover at all.”

Officer report

Public speaking

No public speaking took place for the application.

The committee vote

Councillors A P Edgeller and A R McNaughton proposed and seconded approval, which was carried.

“Councillor A P Edgeller proposed that the application be approved. This was seconded by Councillor A R McNaughton. On being put to the vote the proposal to approve application 23/37193/FUL was carried. RESOLVED:- that planning application 23/37193/FUL be approved, subject to the conditions within the report. PC12 Application…”

Minutes

Conditions attached

The conditions secured approved plans, landscaping, tree protection, ecological mitigation and an approved lighting strategy.

“23/37193/FUL - 11 o Northern Parcel External Levels Layout Sheet 2 o Hydraulic Modelling Note, prepared by WSP and dated 9 April 2021; The approved soft landscaping details shown on the following approved plans shall be implemented in the first planting and seeding seasons following the completion of the flood compensation measures approved under this consent: o Northern Parcel Landscaping Layouts ref.”

“The tree protection measures detailed in the approved Arboricultural Impact Assessment/Method Statement by RPS Ref: JSL 3618 shall be retained in the approved positions for the duration of excavation/construction works. 4.”

Officer report