land at brookfields nurseries - west somerset...a third septic tank serves the adjacent property,...

Land at Brookfields

Nurseries

Flood Risk & Drainage Due

Diligence Report

For Taylor Wimpey

Date: 02 January 2020

Doc ref: 13830-HYD-XX-XX-RP-D-5001

TECHNICAL DESIGN NOTE

TECHNICAL DESIGN NOTE | Land at Brookfield Nurseries, Ruishton | 13830-HYD-XX-XX-RP-D-5001 | 2 January 2020 1

Project Name Land at Brookfield Nurseries, Ruishton

Client Taylor Wimpey Strategic Land

Design Note Title Flood Risk and Drainage Constraints Technical Note

Document Reference 13830-HYD-XX-XX-RP-D-5001

Author Daniel Packman

Reviewers David Lloyd/Richard Hughes

Revision P03

Date 2 January 2020

INTRODUCTION

This Technical Note has been produced by Hydrock to inform Taylor Wimpey Strategic Land of the flood risk and

drainage constraints present at the site known as Land at Brookfield Nurseries, Ruishton.

EXISTING SITE

The site is located towards the eastern extents of Taunton, to the north of Ruishton Lane. The site is bounded to

the north and the east by the Black Brook, to the west by agricultural land and residential units, and to the

south by a Premier Inn and Ruishton Lane.

The site location plan is included in Appendix ‘A’ of this Technical Note.

The topographic survey shows that the site generally falls from a high of around 15.8mAOD in the south to

around 10.2mAOD in the north of the site. A copy of the survey is included in Appendix A. Ordnance Survey

mapping information indicates that the wider area land around the site also falls generally to the north towards

the River Tone.

The development site is currently used as a plant nursery. The site is comprised of a series of existing buildings,

areas of hardstanding, access roads and landscaped areas.

Information provided by Soilscapes classifies the soil in the area as clayey with impeded drainage characteristics

and also indicates that the water table is likely to be near surface. Given the relative heights of the site to the

watercourses in the area, this is considered to be very likely.

EXISTING DRAINAGE

Information provided by Wessex Water indicates that there is an existing 150mm diameter foul sewer located

beneath Ruishton Lane to the south of the site. The public foul sewer flows in a west to east direction beneath

the road.



A 675mm diameter combined sewer is located to the north west of the site on the far side of the Black Brook.

The combined sewer flows in a south west to north east direction past the site on the far side of the Black

Brook.

Due to the likely impeded drainage characteristics of the soil it is expected that the soft surfaces within the site

will generate surface water runoff. From review of the topographical survey such surface water flows would

drain to the north towards the Black Brook.

A copy of the Wessex Water sewer records is included within Appendix B of this Technical Note.

Plans provided by the client indicate that the existing nursery buildings are served by two septic tanks, which

discharge to the existing pond to the north of the buildings. A third septic tank serves the adjacent property,

which discharges to a filter bed located along the southern boundary of the site. The plan provided by the client

can be found within Appendix A of this technical note.

DRAINAGE CONSTRAINTS

Surface Water

In accordance with the Sustainable Urban Drainage Systems (SuDS) management train1, rainfall run-off should

be managed as close as possible to its source following the drainage hierarchy listed below:

1. Infiltrated to ground;

2. Discharged to local watercourses;

3. Discharged to a local surface water sewer network; or

4. Discharged to a local combined water sewer network.

Infiltration testing has not yet been carried out at the site but due to the poor drainage characteristics of the

soil and the potentially high water table, it can be assumed that infiltration techniques will not be viable within

the site. The next option will be to discharge to the Black Brook watercourse at a controlled rate. Micro

Drainage Source Control calculations indicate that the QBAR runoff rate for the site is 5 l/s/ha.

Assuming that 65% of the land outside of Flood Zone 3, which equates to approximately 3.2ha, is made

impermeable post development then this gives a restricted discharge rate of 16 l/s. Micro Drainage Quick

Storage Calculations indicate that approximately 2,430m³ of attenuation storage will need to be provided within

the site to restrict the surface water runoff generated by the 1 in 100 year plus 40% climate change storm event

to the current QBAR rate.

The drainage strategy includes an attenuation basin as the preferred option for storing the excess volume of

water, which is considered feasible subject to technical constraints which will be assessed at detailed design

stage. An indicative plan area required for such a feature is shown in drawing 13830-HYD-XX-XX-DR-C-2200

found in Appendix C of this Technical Note.

Discharge from the basin to the Black Brook may be regulated by flood levels in the watercourse which could

affect the volume calculations and will require confirmation at the detailed design stage.

1 CIRIA (2015) CIRIA C753 The SuDS Manual



Foul Water

It is proposed that foul flows generated by the site are discharged to an existing Wessex Water asset as

indicated within the Wessex Water plans. It will likely be possible to discharge foul flows from the higher

elevations of the site near to Ruishton Lane to the existing public foul sewer via a gravity fed sewer but a

pumping station will be required to discharge foul flows generated in the lower portions of the site. The

pumping station will likely be required to either pump foul flows up to the existing public foul sewer beneath

Ruishton Lane or to go beneath the Black Brook and connect to the existing combined sewer. Consultation with

Wessex Water will be required to determine the most suitable point of connection to the existing public assets.

The existing septic tanks that serve the nursery buildings will be decommissioned. The filter bed located along

the southern boundary will also be decommissioned and the foul flows generated by the adjacent property will

be intercepted by the proposed foul drainage network.

FLOOD RISK CONSTRAINTS

Fluvial Flood Risk

The Environment Agency’s Flood Map for Planning categorises areas along the northern boundary of the site as

being in Flood Zones 2 and 3. The extent of which the Flood Zones is shown in drawing 1380-HYD-XX-XX-DR-C-

2200, which is provided in Appendix C of this report.

Land situated within Flood Zone 3 is that having a 1 in 100 or greater annual probability of river flooding (>1%),

or a 1 in 200 or greater annual probability of flooding from the sea (>0.5%) in any year. New residential

development within flood zone 3 is not normally permitted and the area of the site within this zone will need to

be allocated to uses such as public open space or playing fields- both of which are considered as water

compatible development. In this location the source of the flooding are the watercourses in the area (i.e.

fluvial).

Land situated within Flood Zone 2 has between a 1 in 100 and 1 in 1,000 annual probability of fluvial (river)

flooding (1% – 0.1%), or between a 1 in 200 and 1 in 1,000 annual probability of sea flooding (0.5% – 0.1%) in

any year. In this location the risk is fluvial. Whilst residential development can sometimes be acceptable within

flood Zone 2, planning policy directs new development firstly to Zone 1, which is the low risk zone, and only if

this is not possible can Zone 2 then be considered. We would recommend at this stage that it is assumed that

the area of the site that is currently classified as flood zone 2 is also considered unsuitable for residential

development and uses that are water compatible be considered. It may be possible to locate the drainage

attenuation features for the site within this flood zone, provided they remain outside of the climate adjusted*

Zone 3 (* the 1 in 100 year fluvial event within an adjustment for the impact of climate change over the design

life of the proposed development. This is normally considered to be 100 years for residential development.

The use of land situated within Flood Zones 2 and 3 will be constrained depending on the vulnerability of the

proposed use and the level of fluvial flood risk present as per the information set out by the National Planning

Policy Framework (NPPF) and as indicated above. It should be noted that we are currently seeking confirmation

from Taunton Deane Borough Council as to whether local policy may require the 1 in 200 year river flood event

that defines the extent of Zone 3.

The flood maps for planning do not take into account the effects of climate change and should the hydraulic

modelling available for the area not include this information there would be a need to undertake fluvial flood

modelling to confirm site specific risk over the development design life, confirm development limits with



respect to flood risk, and define the minimum finished floor levels (FFLs) of any proposed buildings within the

site. The minimum FFLs will need to be set at a 600mm freeboard above the modelled 1 in 100* year plus

climate change fluvial flood event (* or 200 year event if so confirmed by TDBC).

The Taunton Surface Water Management Plan (SWMP) published in March 2013 contains historical flooding

information for the area around the site. Figure T4 'Potential Indicators of Surface Water Flood Risk' located in

Appendix C of the SWMP contains a historical flood outline for the area. This indicates that there has been

historical flooding along the Black Brook, which bounds the site to the north. From the outline of this record the

majority of the historic flooding has taken place to the north of the Black Brook, with only a small amount of

flooding occurring within the boundary of the site. This is similar to the Flood Zone 3 outline.

The Black Brook along the northern boundary of the site is classified as an ordinary watercourse and as such a

5m maintenance buffer from the top of the bank will be required. This buffer is wholly situated within the land

designated as Flood Zone 3 so should not further constrain site development.

Surface Water Flood Risk

The Environment Agency Long Term Flood Risk Map indicates that the northern boundary of the site is at

potential risk from surface water flooding. The map below shows that the land immediately adjacent to the

Black Brook is at increased risk of surface water flooding though this is probably more reflective of the fluvial

risk. As such, surface water flood risk is not considered to place any further constraints on development layout.

Groundwater Flood Risk

The 2019 Joint Level 1 Strategic Flood Risk Assessment for Somerset West, Taunton and South Somerset

Councils (SFRA) states that groundwater flooding is not considered a risk within and surrounding the area of



Taunton. It should be noted that information provided by Soilscapes indicates that the groundwater levels

within the lower areas of the site is likely to be near surface/high. Due to the proximity of the site to the Black

Brook groundwater flooding on the site is unlikely as the levels would be in equilibrium with the water levels

within the Black Brook. However, the expected near surface water table will place a constraint on the feasibility

of basement construction within the lower portions of the site.

END



APPENDIX A

Site Location Plan

Topographic Survey

Client Development Constraints Plan

NEIGHBOURING PROPERTY

F3

S5

B

L

A

C

K

B

R

O

O

K

Topographical Survey

0m 2 4 6 8 10 12 14 16 18 20 22

Land at Brookfield Nurseries

Ruishton Lane

Taunton

Notes:

1. GRID AND LEVELS BASED ON ORDNANCE DATUM, DERIVED FROM THE

NATIONAL GNSS NETWORK. LOCAL SCALE FACTOR APPLIED 0.99967.

2. DRAINAGE INFORMATION HAS BEEN DETERMINED WITHOUT MAN ENTRY

INTO CHAMBERS AND WHILST EVERY EFFORT HAS BEEN MADE TO

CORRECTLY IDENTIFY THIS INFORMATION, IT SHOULD ALWAYS BE

CHECKED IN AREAS THAT ARE CRITICAL TO THE FUTURE PROPOSAL.

3. ALL SEWERS ARE PRESUMED TO BE STRAIGHT BETWEEN CHAMBERS,

WITH ROUTES /CONNECTIVITY OBTAINED USING ACOUSTIC METHODS

ONLY. THESE ARE TO BE CONSIDERED ASSUMED AND SHOULD BE

INVESTIGATED FURTHER IN CRITICAL AREAS.

4. TREE AND HEDGE SPECIES HAVE BEEN IDENTIFIED AS ACCURATELY

AS POSSIBLE BUT SHOULD BE CROSS CHECKED IN CRITICAL AREAS.

www.mksurveys.com

Milton KeynesTel 01908 565561 [email protected]

OxfordTel 01865 594979 [email protected]

West MidlandsTel 01384 404203 [email protected]

East MidlandsTel 0116 2849127 [email protected]

HorshamTel 01403 243162 [email protected]

www.surveys4bim.co.uk

TOPOGRAPHICAL KEY

OPEN SIDED BUILDING

OVERHEAD ELECTRIC

OVERHEAD TELECOM

CONTOUR

BORE HOLE

TRIAL HOLE

GLASSHOUSE

SPOT LEVEL

WALL

BUILDING

FOUL SEWER

SURFACE SEWER

2

5

.5

0

127.13

BH

TH

TZ

TOP

HEDGE SPREADS

WOODLAND CANOPY

ROAD UNKERBED

CHANGE IN SURFACE

GATE

FENCE

KERB CHANNEL

FOOTPATH

TREES

BANKING

SHOWN TO

SCALE

BOTTOM

& GIRTH

SPREAD

SURVEY STATION

5

RSROAD SIGN

WATER LEVEL

TELECOM INSPECTION COVER

WATER METER

TRAFFIC LIGHT

THRESHOLD LEVEL

RAIN WATER PIPE

RETAINING WALL

STOP VALVE

STREET NAME PLATE

UNABLE TO LOCATE

VENT PIPE

WASH OUT

STOP COCK

SOIL PIPE

WL

WM

TEL

RWP

RW

SNP

UTL

WO

VP

THL

TL

SP

SV

SC

BDBACK DROP

ORDNANCE SURVEY BENCH MARK

INSPECTION COVER

KERB OUTLET

MARKER POST

RODDING EYE

INVERT LEVEL

POST

MANHOLE

METER

LAMP POST

GAS VALVE

GULLY

ELECTRICITY POLE

FIRE HYDRANT

COVER LEVEL

CONTROL BOX

CABLES TO GROUND

FLOOR LEVEL

CROSSING CONTROL BUTTON

FOOTPATH

DROP KERB

EARTH ROD

BOLLARD

BUS STOP

BRICK

OSBM

RE

MT

MH

MK

PT

KO

LP

IC

IL

GY

GV

CCB

CTG

ER

FL

FP

FH

EP

DK

CB

CL

BO

BS

BK

GENERAL ABBREVIATIONS

AIR VALVEAV

SOIL VENT PIPE SVP

AIR CONDITIONING UNITACU

TACTILE PAVING TAC

UNABLE TO RAISE UTR

UNABLE TO SURVEY UTS

BACK DROP (EXTERNAL)

P-TRAP

BACK DROP (INTERNAL)

P-TRAP

PO

DRAINAGE CHANNELDCH

TELEPHONE CALL BOX TCB

DAMP PROOF COURSEDPC

TOP OF WALL TOW

BLBASE LEVEL

AVERAGEAv.

BBBELISHA BEACON

BOLLARD LIGHT BOL

CABLE RISER

CR

CABLE TV COVER

CATV

FOUL WATER FW

GAS RISER GR

HARD BED HB

NO PIPES VISIBLE NPV

POST BOX P.BOX

SOFT BED SB

SURFACE WATER SW

TRAFFIC LIGHT COVER TLC

WATER RISER WR

SONAR LEVEL 127.13

FENCE ABBREVIATIONS

CORRUGATED IRON FENCE

CHESTNUT PALING

CHAIN LINK FENCE WIRE MESH FENCE

BARBED WIRE FENCE

POST AND WIRE FENCE

POST AND RAIL FENCE

CLOSE BOARDED FENCE

IRON RAILINGSB/W

W/M

I/R

CNP

C/L

C/B

C/I

P/R

P/W

CONCRETE PANEL FENCE CPL

LARCH LAP FENCE L/L

OVERHANG / CANOPY

ARROW ON STEPS /

RAMPS INDICATES

DIRECTION UPWARDS

CATCH PIT

CP

TELECOM POLE TP

TICKET MACHINE TM

WATER TAP WT

1

2

Sheet Layout: (Not to Scale)

1:200 A0

Scale: Sheet Size: Sheet Number: Date:

Project Number:

1 October 2019

27821

Rev:

-

AUDITED0013

Surveyed by:

ER

Checked by:

AJ

Approved by:

JS

Revision Description DateAppr. byCheck. bySurv. by

Coordinate Table

Station Description Easting Northing Level

S1 ROAD NAIL 326013.909 124932.254 14.708

S2 ROAD NAIL 325936.728 124886.721 15.563

S3 ROAD NAIL 325893.325 124910.942 16.001

S4 PEG 325874.352 124901.876 16.327

S5 PEG 325844.617 124930.442 15.756

S6 PEG 325895.367 124971.563 15.412

S7 PEG 325968.660 125041.014 12.750

S8 PEG 325971.238 124978.133 15.338

S9 PEG 325976.599 124919.360 15.750

S11 HILTI 325913.294 124926.220 15.944

F1 PEG 326014.873 125094.789 10.058

F2 PEG 325871.674 125023.573 12.889

F3 PEG 325778.085 124931.743 14.351

3

4

32

57

50

E

32

58

50

E

325

850

E

325

800

E

325

750

E

125050 N

125000 N

124950 N

124900 N

32

58

00

E

124900 N

124950 N

125000 N

124850 N124850 N

125050 N

GREENHOUSE

G

R

E

E

N

H

O

U

S

E

F1

F2

S6

S7

S8

B

L

A

C

K

B

R

O

O

K

B

L

A

C

K

B

R

O

O

K

0m 2 4 6 8 10 12 14 16 18 20 22




Ruishton Lane

Taunton

www.mksurveys.com







1:200 A0


Project Number:

2 October 2019

27821

Rev:

-

AUDITED

0013

Surveyed by:

ER

Checked by:

AJ

Approved by:

JS

Notes:













TOPOGRAPHICAL KEY

OPEN SIDED BUILDING

OVERHEAD ELECTRIC

OVERHEAD TELECOM

CONTOUR

BORE HOLE

TRIAL HOLE

GLASSHOUSE

SPOT LEVEL

WALL

BUILDING

FOUL SEWER

SURFACE SEWER

2

5

.5

0

127.13

BH

TH

TZ

TOP

HEDGE SPREADS

WOODLAND CANOPY

ROAD UNKERBED

CHANGE IN SURFACE

GATE

FENCE

KERB CHANNEL

FOOTPATH

TREES

BANKING

SHOWN TO

SCALE

BOTTOM

& GIRTH

SPREAD

SURVEY STATION

5

RSROAD SIGN

WATER LEVEL


WATER METER

TRAFFIC LIGHT

THRESHOLD LEVEL

RAIN WATER PIPE

RETAINING WALL

STOP VALVE

STREET NAME PLATE

UNABLE TO LOCATE

VENT PIPE

WASH OUT

STOP COCK

SOIL PIPE

WL

WM

TEL

RWP

RW

SNP

UTL

WO

VP

THL

TL

SP

SV

SC

BDBACK DROP


INSPECTION COVER

KERB OUTLET

MARKER POST

RODDING EYE

INVERT LEVEL

POST

MANHOLE

METER

LAMP POST

GAS VALVE

GULLY

ELECTRICITY POLE

FIRE HYDRANT

COVER LEVEL

CONTROL BOX

CABLES TO GROUND

FLOOR LEVEL


FOOTPATH

DROP KERB

EARTH ROD

BOLLARD

BUS STOP

BRICK

OSBM

RE

MT

MH

MK

PT

KO

LP

IC

IL

GY

GV

CCB

CTG

ER

FL

FP

FH

EP

DK

CB

CL

BO

BS

BK


AIR VALVEAV

SOIL VENT PIPE SVP


TACTILE PAVING TAC

UNABLE TO RAISE UTR



P-TRAP


P-TRAP

PO

DRAINAGE CHANNELDCH



TOP OF WALL TOW

BLBASE LEVEL

AVERAGEAv.

BBBELISHA BEACON

BOLLARD LIGHT BOL

CABLE RISER

CR

CABLE TV COVER

CATV

FOUL WATER FW

GAS RISER GR

HARD BED HB


POST BOX P.BOX

SOFT BED SB

SURFACE WATER SW


WATER RISER WR

SONAR LEVEL 127.13

FENCE ABBREVIATIONS


CHESTNUT PALING


BARBED WIRE FENCE

POST AND WIRE FENCE

POST AND RAIL FENCE

CLOSE BOARDED FENCE

IRON RAILINGSB/W

W/M

I/R

CNP

C/L

C/B

C/I

P/R

P/W


LARCH LAP FENCE L/L

OVERHANG / CANOPY

ARROW ON STEPS /

RAMPS INDICATES

DIRECTION UPWARDS

CATCH PIT

CP

TELECOM POLE TP

TICKET MACHINE TM

WATER TAP WT

1

2


Coordinate Table


S1 ROAD NAIL 326013.909 124932.254 14.708

S2 ROAD NAIL 325936.728 124886.721 15.563

S3 ROAD NAIL 325893.325 124910.942 16.001

S4 PEG 325874.352 124901.876 16.327

S5 PEG 325844.617 124930.442 15.756

S6 PEG 325895.367 124971.563 15.412

S7 PEG 325968.660 125041.014 12.750

S8 PEG 325971.238 124978.133 15.338

S9 PEG 325976.599 124919.360 15.750

S11 HILTI 325913.294 124926.220 15.944

F1 PEG 326014.873 125094.789 10.058

F2 PEG 325871.674 125023.573 12.889

F3 PEG 325778.085 124931.743 14.351

3

4

32

58

50

E

32

60

00

E

125000 N

125050 N

125100 N125100 N

125050 N

125000 N

32

58

50

E

32

59

00

E

32

59

50

E

32

60

00

E

32

59

50

E

32

59

00

E

BROOKFIELD NURSERIES

B

R

O

O

K

F

I

E

L

D

N

U

R

S

E

R

I

E

S

GREENHOUSE

GREENHOUSE

GREENHOUSE

G

R

E

E

N

H

O

U

S

E


R

U

I

S

H

T

O

N

L

A

N

E


F2

S1

S11

S2

S3

S4

S5

S6

S8

S9

2 4 6 8 10 12 14 16 18 20 22




Ruishton Lane

Taunton

www.mksurveys.com







1:200 A0


Project Number:

3 October 2019

27821

Rev:

-

AUDITED

0013

Surveyed by:

ER

Checked by:

AJ

Approved by:

JS

Notes:













TOPOGRAPHICAL KEY

OPEN SIDED BUILDING

OVERHEAD ELECTRIC

OVERHEAD TELECOM

CONTOUR

BORE HOLE

TRIAL HOLE

GLASSHOUSE

SPOT LEVEL

WALL

BUILDING

FOUL SEWER

SURFACE SEWER

2

5

.5

0

127.13

BH

TH

TZ

TOP

HEDGE SPREADS

WOODLAND CANOPY

ROAD UNKERBED

CHANGE IN SURFACE

GATE

FENCE

KERB CHANNEL

FOOTPATH

TREES

BANKING

SHOWN TO

SCALE

BOTTOM

& GIRTH

SPREAD

SURVEY STATION

5

RSROAD SIGN

WATER LEVEL


WATER METER

TRAFFIC LIGHT

THRESHOLD LEVEL

RAIN WATER PIPE

RETAINING WALL

STOP VALVE

STREET NAME PLATE

UNABLE TO LOCATE

VENT PIPE

WASH OUT

STOP COCK

SOIL PIPE

WL

WM

TEL

RWP

RW

SNP

UTL

WO

VP

THL

TL

SP

SV

SC

BDBACK DROP


INSPECTION COVER

KERB OUTLET

MARKER POST

RODDING EYE

INVERT LEVEL

POST

MANHOLE

METER

LAMP POST

GAS VALVE

GULLY

ELECTRICITY POLE

FIRE HYDRANT

COVER LEVEL

CONTROL BOX

CABLES TO GROUND

FLOOR LEVEL


FOOTPATH

DROP KERB

EARTH ROD

BOLLARD

BUS STOP

BRICK

OSBM

RE

MT

MH

MK

PT

KO

LP

IC

IL

GY

GV

CCB

CTG

ER

FL

FP

FH

EP

DK

CB

CL

BO

BS

BK


AIR VALVEAV

SOIL VENT PIPE SVP


TACTILE PAVING TAC

UNABLE TO RAISE UTR



P-TRAP


P-TRAP

PO

DRAINAGE CHANNELDCH



TOP OF WALL TOW

BLBASE LEVEL

AVERAGEAv.

BBBELISHA BEACON

BOLLARD LIGHT BOL

CABLE RISER

CR

CABLE TV COVER

CATV

FOUL WATER FW

GAS RISER GR

HARD BED HB


POST BOX P.BOX

SOFT BED SB

SURFACE WATER SW


WATER RISER WR

SONAR LEVEL 127.13

FENCE ABBREVIATIONS


CHESTNUT PALING


BARBED WIRE FENCE

POST AND WIRE FENCE

POST AND RAIL FENCE

CLOSE BOARDED FENCE

IRON RAILINGSB/W

W/M

I/R

CNP

C/L

C/B

C/I

P/R

P/W


LARCH LAP FENCE L/L

OVERHANG / CANOPY

ARROW ON STEPS /

RAMPS INDICATES

DIRECTION UPWARDS

CATCH PIT

CP

TELECOM POLE TP

TICKET MACHINE TM

WATER TAP WT

1

2


Coordinate Table


S1 ROAD NAIL 326013.909 124932.254 14.708

S2 ROAD NAIL 325936.728 124886.721 15.563

S3 ROAD NAIL 325893.325 124910.942 16.001

S4 PEG 325874.352 124901.876 16.327

S5 PEG 325844.617 124930.442 15.756

S6 PEG 325895.367 124971.563 15.412

S7 PEG 325968.660 125041.014 12.750

S8 PEG 325971.238 124978.133 15.338

S9 PEG 325976.599 124919.360 15.750

S11 HILTI 325913.294 124926.220 15.944

F1 PEG 326014.873 125094.789 10.058

F2 PEG 325871.674 125023.573 12.889

F3 PEG 325778.085 124931.743 14.351

3

4

124900 N

124950 N

125000 N

32

58

50

E

32

59

00

E

32

59

50

E

32

60

00

E

325

85

0 E

325

90

0 E

325

95

0 E

326

00

0 E

124900 N

124950 N

125000 N

N

E

I

G

H

B

O

U

R

I

N

G

P

R

O

P

E

R

T

Y


R

U

I

S

H

T

O

N

L

A

N

E

F1

S1

B

L

A

C

K

B

R

O

O

K


0m 2 4 6 8 10 12 14 16 18 20 22


Ruishton Lane

Taunton

Notes:













www.mksurveys.com







TOPOGRAPHICAL KEY

OPEN SIDED BUILDING

OVERHEAD ELECTRIC

OVERHEAD TELECOM

CONTOUR

BORE HOLE

TRIAL HOLE

GLASSHOUSE

SPOT LEVEL

WALL

BUILDING

FOUL SEWER

SURFACE SEWER

2

5

.5

0

127.13

BH

TH

TZ

TOP

HEDGE SPREADS

WOODLAND CANOPY

ROAD UNKERBED

CHANGE IN SURFACE

GATE

FENCE

KERB CHANNEL

FOOTPATH

TREES

BANKING

SHOWN TO

SCALE

BOTTOM

& GIRTH

SPREAD

SURVEY STATION

5

RSROAD SIGN

WATER LEVEL


WATER METER

TRAFFIC LIGHT

THRESHOLD LEVEL

RAIN WATER PIPE

RETAINING WALL

STOP VALVE

STREET NAME PLATE

UNABLE TO LOCATE

VENT PIPE

WASH OUT

STOP COCK

SOIL PIPE

WL

WM

TEL

RWP

RW

SNP

UTL

WO

VP

THL

TL

SP

SV

SC

BDBACK DROP


INSPECTION COVER

KERB OUTLET

MARKER POST

RODDING EYE

INVERT LEVEL

POST

MANHOLE

METER

LAMP POST

GAS VALVE

GULLY

ELECTRICITY POLE

FIRE HYDRANT

COVER LEVEL

CONTROL BOX

CABLES TO GROUND

FLOOR LEVEL


FOOTPATH

DROP KERB

EARTH ROD

BOLLARD

BUS STOP

BRICK

OSBM

RE

MT

MH

MK

PT

KO

LP

IC

IL

GY

GV

CCB

CTG

ER

FL

FP

FH

EP

DK

CB

CL

BO

BS

BK


AIR VALVEAV

SOIL VENT PIPE SVP


TACTILE PAVING TAC

UNABLE TO RAISE UTR



P-TRAP


P-TRAP

PO

DRAINAGE CHANNELDCH



TOP OF WALL TOW

BLBASE LEVEL

AVERAGEAv.

BBBELISHA BEACON

BOLLARD LIGHT BOL

CABLE RISER

CR

CABLE TV COVER

CATV

FOUL WATER FW

GAS RISER GR

HARD BED HB


POST BOX P.BOX

SOFT BED SB

SURFACE WATER SW


WATER RISER WR

SONAR LEVEL 127.13

FENCE ABBREVIATIONS


CHESTNUT PALING


BARBED WIRE FENCE

POST AND WIRE FENCE

POST AND RAIL FENCE

CLOSE BOARDED FENCE

IRON RAILINGSB/W

W/M

I/R

CNP

C/L

C/B

C/I

P/R

P/W


LARCH LAP FENCE L/L

OVERHANG / CANOPY

ARROW ON STEPS /

RAMPS INDICATES

DIRECTION UPWARDS

CATCH PIT

CP

TELECOM POLE TP

TICKET MACHINE TM

WATER TAP WT

1

2


1:200 A0


Project Number:

4 October 2019

27821

Rev:

-

AUDITED0013

Surveyed by:

ER

Checked by:

AJ

Approved by:

JS


Coordinate Table


S1 ROAD NAIL 326013.909 124932.254 14.708

S2 ROAD NAIL 325936.728 124886.721 15.563

S3 ROAD NAIL 325893.325 124910.942 16.001

S4 PEG 325874.352 124901.876 16.327

S5 PEG 325844.617 124930.442 15.756

S6 PEG 325895.367 124971.563 15.412

S7 PEG 325968.660 125041.014 12.750

S8 PEG 325971.238 124978.133 15.338

S9 PEG 325976.599 124919.360 15.750

S11 HILTI 325913.294 124926.220 15.944

F1 PEG 326014.873 125094.789 10.058

F2 PEG 325871.674 125023.573 12.889

F3 PEG 325778.085 124931.743 14.351

3

4

124950 N

125100 N

125150 N

326

000

E

32

605

0 E

326

100

E

32

60

00

E

32

60

50

E

32

61

00

E

124950 N

125000 N

125050 N

125100 N

125150 N

125050 N

125000 N



APPENDIX B

WW Public Sewer Asset Location Plan

Reproduced from the Ordnance Survey map by permission on behalf of the Controller of Her Majesty 's Stationery Office © Crown Copyright. Licence 100019539.

N

EW

S

Centre:

WATER MAINS Public Private

PublicRaw Water

Abandoned Valve Hydrant PRV Meter

SEWERS Public - Section 104 - PrivateFoul

Combined

Surface

Abandoned sewers

OTHER WESSEX PIPESRising Mains

Effluent Disposal MainOverflow

NON-WESSEX PIPES

Private Rising MainsCulverted Water Course

Highway Drain

Printed on :

Information in this plan is provided for identification purposes only. No warranty as to accuracy is given or

implied. The precise route of pipe work may not exactly

match that shown. Wessex Water does not accept liability for inaccuracies. Sewers and lateral drains

adopted by Wessex Water under the Water Industry

(Schemes for Adoption of Private Sewers) Regulations 2011 are to be plotted over time and may not yet be

shown.

In carrying out any works, you accept liability for the

cost of any repairs to Wessex Water apparatus damaged as a result of your works. You are advised to commence

excavations using hand tools only. Mechanical digging

equipment should not be used until pipe work has been precisely located.

If you are considering any form of building works and

pipe work is shown within the boundary of your property

or a property to be purchased (or very close by) a surveyor should plot its exact position prior to

commencing works or purchase. If you are proposing to

build over or near Wessex Water’s apparatus you should contact the Developer Services Team, tel: 01225 526333

or e-mail: [email protected] to

discuss your proposals to discuss your proposals.

Brookfield Nurseries

Ruishton, Taunton

04/11/2019 14:56

325943.58 , 124985.28



APPENDIX C

Drainage Constraints Plan

Micro Drainage Source Control Calculations

Hydrock Consultants Ltd Page 1. Brookfield Nurseries. Ruishton. Preliminary Storage BasinDate 16/12/2019 14:46 Designed by DPFile QBAR AND QSE V2.SRCX Checked byInnovyze Source Control 2018.1

Summary of Results for 100 year Return Period (+40%)

©1982-2018 Innovyze

StormEvent

MaxLevel(m)

MaxDepth(m)

MaxControl(l/s)

MaxOverflow(l/s)

MaxΣ Outflow(l/s)

MaxVolume(m³)

Status

15 min Summer 9.333 0.333 16.0 0.0 16.0 769.9 O K30 min Summer 9.439 0.439 16.0 0.0 16.0 1030.5 O K60 min Summer 9.549 0.549 16.0 0.0 16.0 1308.6 O K120 min Summer 9.657 0.657 16.0 0.0 16.0 1589.4 O K180 min Summer 9.715 0.715 16.0 0.0 16.0 1742.5 Flood Risk240 min Summer 9.750 0.750 16.0 0.0 16.0 1836.9 Flood Risk360 min Summer 9.797 0.797 16.0 0.0 16.0 1965.4 Flood Risk480 min Summer 9.824 0.824 16.0 0.0 16.0 2039.7 Flood Risk600 min Summer 9.840 0.840 16.0 0.0 16.0 2083.5 Flood Risk720 min Summer 9.848 0.848 16.0 0.0 16.0 2107.6 Flood Risk960 min Summer 9.852 0.852 16.0 0.0 16.0 2117.8 Flood Risk1440 min Summer 9.839 0.839 16.0 0.0 16.0 2082.1 Flood Risk2160 min Summer 9.811 0.811 16.0 0.0 16.0 2004.6 Flood Risk2880 min Summer 9.778 0.778 16.0 0.0 16.0 1913.8 Flood Risk4320 min Summer 9.702 0.702 16.0 0.0 16.0 1709.6 Flood Risk5760 min Summer 9.620 0.620 16.0 0.0 16.0 1491.7 O K7200 min Summer 9.546 0.546 16.0 0.0 16.0 1301.4 O K8640 min Summer 9.480 0.480 16.0 0.0 16.0 1133.3 O K10080 min Summer 9.421 0.421 16.0 0.0 16.0 984.8 O K

15 min Winter 9.372 0.372 16.0 0.0 16.0 863.8 O K30 min Winter 9.490 0.490 16.0 0.0 16.0 1156.7 O K60 min Winter 9.612 0.612 16.0 0.0 16.0 1470.2 O K120 min Winter 9.732 0.732 16.0 0.0 16.0 1789.7 Flood Risk180 min Winter 9.796 0.796 16.0 0.0 16.0 1963.2 Flood Risk240 min Winter 9.835 0.835 16.0 0.0 16.0 2070.6 Flood Risk

StormEvent

Rain(mm/hr)

FloodedVolume(m³)

DischargeVolume(m³)

OverflowVolume(m³)

Time-Peak(mins)

15 min Summer 130.405 0.0 690.8 0.0 2630 min Summer 87.611 0.0 930.9 0.0 4160 min Summer 56.129 0.0 1296.4 0.0 70120 min Summer 34.675 0.0 1601.8 0.0 130180 min Summer 25.749 0.0 1779.9 0.0 190240 min Summer 20.687 0.0 1900.9 0.0 248360 min Summer 15.234 0.0 2083.7 0.0 366480 min Summer 12.237 0.0 2209.7 0.0 486600 min Summer 10.316 0.0 2298.2 0.0 604720 min Summer 8.967 0.0 2355.6 0.0 722960 min Summer 7.182 0.0 2380.1 0.0 9601440 min Summer 5.242 0.0 2260.2 0.0 12082160 min Summer 3.818 0.0 3257.5 0.0 15842880 min Summer 3.045 0.0 3453.1 0.0 19924320 min Summer 2.209 0.0 3713.3 0.0 28165760 min Summer 1.757 0.0 4044.2 0.0 35847200 min Summer 1.472 0.0 4231.3 0.0 43288640 min Summer 1.274 0.0 4388.6 0.0 509610080 min Summer 1.128 0.0 4514.7 0.0 5760

15 min Winter 130.405 0.0 776.5 0.0 2630 min Winter 87.611 0.0 1037.0 0.0 4160 min Winter 56.129 0.0 1453.1 0.0 70120 min Winter 34.675 0.0 1790.3 0.0 128180 min Winter 25.749 0.0 1984.7 0.0 186240 min Winter 20.687 0.0 2114.6 0.0 244


Summary of Results for 100 year Return Period (+40%)


StormEvent

MaxLevel(m)

MaxDepth(m)

MaxControl(l/s)

MaxOverflow(l/s)

MaxΣ Outflow(l/s)

MaxVolume(m³)

Status

360 min Winter 9.889 0.889 16.0 0.0 16.0 2220.0 Flood Risk480 min Winter 9.920 0.920 16.0 0.0 16.0 2309.6 Flood Risk600 min Winter 9.940 0.940 16.0 0.0 16.0 2365.5 Flood Risk720 min Winter 9.952 0.952 16.0 0.0 16.0 2399.5 Flood Risk960 min Winter 9.961 0.961 16.0 0.0 16.0 2426.1 Flood Risk1440 min Winter 9.949 0.949 16.0 0.0 16.0 2390.3 Flood Risk2160 min Winter 9.911 0.911 16.0 0.0 16.0 2283.4 Flood Risk2880 min Winter 9.867 0.867 16.0 0.0 16.0 2159.7 Flood Risk4320 min Winter 9.764 0.764 16.0 0.0 16.0 1875.6 Flood Risk5760 min Winter 9.639 0.639 16.0 0.0 16.0 1540.8 O K7200 min Winter 9.523 0.523 16.0 0.0 16.0 1242.7 O K8640 min Winter 9.424 0.424 16.0 0.0 16.0 991.7 O K10080 min Winter 9.340 0.340 16.0 0.0 16.0 786.1 O K

StormEvent

Rain(mm/hr)

FloodedVolume(m³)

DischargeVolume(m³)

OverflowVolume(m³)

Time-Peak(mins)

360 min Winter 15.234 0.0 2301.9 0.0 360480 min Winter 12.237 0.0 2413.8 0.0 476600 min Winter 10.316 0.0 2465.5 0.0 592720 min Winter 8.967 0.0 2464.1 0.0 706960 min Winter 7.182 0.0 2414.6 0.0 9281440 min Winter 5.242 0.0 2307.4 0.0 13482160 min Winter 3.818 0.0 3644.6 0.0 16842880 min Winter 3.045 0.0 3858.7 0.0 21404320 min Winter 2.209 0.0 4101.0 0.0 30725760 min Winter 1.757 0.0 4530.7 0.0 39127200 min Winter 1.472 0.0 4741.6 0.0 46168640 min Winter 1.274 0.0 4919.4 0.0 536010080 min Winter 1.128 0.0 5064.6 0.0 5960


Rainfall Details


Rainfall Model FSR Winter Storms YesReturn Period (years) 100 Cv (Summer) 0.750

Region England and Wales Cv (Winter) 0.840M5-60 (mm) 19.800 Shortest Storm (mins) 15

Ratio R 0.350 Longest Storm (mins) 10080Summer Storms Yes Climate Change % +40

Time Area Diagram

Total Area (ha) 3.210

TimeFrom:

(mins)To:

Area(ha)

TimeFrom:

(mins)To:

Area(ha)

TimeFrom:

(mins)To:

Area(ha)

0 4 1.070 4 8 1.070 8 12 1.070


Model Details


Storage is Online Cover Level (m) 10.000

Tank or Pond Structure

Invert Level (m) 9.000

Depth (m) Area (m²) Depth (m) Area (m²)

0.000 2203.0 1.000 2886.0

Hydro-Brake® Optimum Outflow Control

Unit Reference MD-SHE-0180-1600-1000-1600Design Head (m) 1.000

Design Flow (l/s) 16.0Flush-Flo™ CalculatedObjective Minimise upstream storage

Application SurfaceSump Available YesDiameter (mm) 180

Invert Level (m) 9.000Minimum Outlet Pipe Diameter (mm) 225Suggested Manhole Diameter (mm) 1500

Control Points Head (m) Flow (l/s) Control Points Head (m) Flow (l/s)

Design Point (Calculated) 1.000 16.0 Kick-Flo® 0.706 13.6Flush-Flo™ 0.324 16.0 Mean Flow over Head Range - 13.6

The hydrological calculations have been based on the Head/Discharge relationship for the Hydro-Brake®Optimum as specified. Should another type of control device other than a Hydro-Brake Optimum® beutilised then these storage routing calculations will be invalidated

Depth (m) Flow (l/s) Depth (m) Flow (l/s) Depth (m) Flow (l/s) Depth (m) Flow (l/s) Depth (m) Flow (l/s)

0.100 6.3 0.800 14.4 2.000 22.3 4.000 31.0 7.000 40.70.200 15.4 1.000 16.0 2.200 23.3 4.500 32.9 7.500 42.10.300 16.0 1.200 17.4 2.400 24.3 5.000 34.6 8.000 43.40.400 15.9 1.400 18.8 2.600 25.2 5.500 36.2 8.500 44.70.500 15.6 1.600 20.0 3.000 27.0 6.000 37.7 9.000 45.90.600 15.0 1.800 21.2 3.500 29.1 6.500 39.2 9.500 47.2

Weir Overflow Control

Discharge Coef 0.544 Width (m) 0.500 Invert Level (m) 10.000

APPROXIMATE LOCATION OF

SEPTIC TANK AS SHOWN ON

DEVELOPMENT CONSTRAINTS

PLAN SUPPLIED BY CLIENT

POND WITH STANDING WATER.

POSSIBLE DISCHARGE POINT

FOR EXISTING DRAINED AREA?

V

V

V

V

V

V

V

V

V

V

V

V

V

V

V

V

V

APPROXIMATE ROUTE OF

COMBINED SEWER TAKEN

FROM WESSEX WATER PLANS


COMBINED SEWER TAKEN

FROM WESSEX WATER PLANS

POTENTIAL ADOPTABLE FOUL PUMPING

STATION (12m x 8m) WITH A 15m

HABITABLE DWELLING BUFFER

10m MINIMUM FROM TOP OF BANK






FILTER BED AS SHOWN ON







PLANS PROVIDED BY THE

CLIENT INDICATE THAT

SEPTIC TANKS DISCHARGE TO

POND

REQUIRED PLAN AREA FOR ATTENUATION

BASIN (2,426m²) BASED ON MICRO

DRAINAGE QUICK STORE CALCULATIONS

FOR A 1m DEEP BASIN WITH 1 IN 3 SIDE

SLOPES. BASIN PROVIDES 2536m³ OF

SURFACE WATER STORAGE. BASIN SIZED

ASSUMING A 65% IMPERMEABLE COVERAGE

OF LAND OUTSIDE OF FLOOD ZONE 3 AND A

QBAR RUNOFF RATE OF 5 l/s/ha.

BASIN AREA DOES NOT INCLUDE AREA

REQUIRED FOR GROUNDWORKS

BROOKFIELD NURSERIES

B

R

O

O

K

F

I

E

L

D

N

U

R

S

E

R

I

E

S

GREENHOUSE

GREENHOUSE

GREENHOUSE

G

R

E

E

N

H

O

U

S

E


N

E

I

G

H

B

O

U

R

I

N

G

P

R

O

P

E

R

T

Y


R

U

I

S

H

T

O

N

L

A

N

E

R

U

I

S

H

T

O

N

L

A

N

E


F1

F2

F3

S1

S11

S2

S3

S4

S5

S6

S7

S8

S9

B

L

A

C

K

B

R

O

O

K

B

L

A

C

K

B

R

O

O

K

B

L

A

C

K

B

R

O

O

K


PROPOSED RISING MAIN.

ACTUAL ALIGNMENT TO SUIT

PLANNING LAYOUT

TAYLOR WIMPEY

LAND AT BROOKFIELDNURSERIES, RUISHTON

C-13830-C 1 : 500

INFORMATION

13830-HYD-XX-XX-DR-C-2200

DRAINAGE CONSTRAINTS PLAN

DRAWING NO. (PROJECT CODE-ORGINATOR-ZONE-LEVEL-TYPE-ROLE-NUMBER)

SCALE @ A0

REVISION

HYDROCK PROJECT NO.

STATUS

TITLE

PROJECT

CLIENT

STATUS DESCRIPTION

REVISIONS

OVER COURT BARNSOVER LANEALMONDSBURYBRISTOLBS32 4DFt: +44 (0) 1454 619533e: [email protected]

S2

P03

OS NORTH

Rev Date Description By Ckd App

P01 05/11/19 First Issue. DP RJH RJH

KEY

FLOOD ZONE 3

FLOOD ZONE 2

OVERLAND FLOW PATH

EXISTING PUBLIC FOUL

SEWER

EXISTING PUBLIC COMBINED

SEWER

PROPOSED FOUL RISING MAIN (approximate route)

5m EASEMENT WIDTH TO RIVER BANK

(NB:Unclear from survey where exact location of top of

bank is)

P02 04/12/19 Storage amended from tank to basin DP RJH RJHP03 02/01/20 Storage volume amended. DP RJH RJH

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land at brookfields nurseries - west somerset...a third septic tank serves the adjacent property,...

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