28 March 2023
Project: Kerseley, Coventry
Size: 2 parcels of land delivering up to 550 new homes
Disciplines working on the project:
About the project:
Richborough Estates commissioned M-EC to act on various pre-planning technical matters, providing investigations and solutions for two residential planning applications, both of which have since received outline planning permission.
These applications will deliver up to 550 new homes as part of the Keresley Village sustainable urban extension, a residential-led allocation within the adopted Coventry City Local Plan. Both developments are west of Bennetts Road in the village of Keresley, and 25% of the homes will be offered much-needed affordable housing.
Technical support required a multi-disciplinary approach which included: Flood Risk and Drainage, Acoustic and Air Quality Assessments, Utility Investigation and Constraints Planning, and Ground Investigations.
The Flood Risk and Drainage team had the purpose of undertaking a Flood Risk Assessment (FRA) for both the North and South development parcels and then designing a drainage strategy compatible with the different site constraints whilst meeting the conditions set out by the Lead Local Flood Authority (LLFA). The investigations identified that some areas on both parcels were at high risk of flooding from the existing watercourse, requiring additional consideration within the drainage strategy.
A particular challenge of the project was the local hydrology of the catchment. After conversations with the LLFA, it was confirmed that based on the geology on site, infiltration would not be a viable method of discharge from the sites and the type of soil agreed upon. This informed the pre-development greenfield runoff rates, which directly impacted the post-development surface water discharge rates arising from the development.
Each parcel required individual drainage solutions. The north had to consider not only the impact that this development would have on flooding but also surface water from surrounding developments which currently run off into this parcel; the team had to ensure that this was captured around the development and discharged accordingly. The north parcel was split into two catchments, each with its own attenuation feature to store excess water. Particular consideration had to be given to the existing network, which following investigation, requires upgrades to support this new development to improve and alleviate current flooding for the local residents and surrounding areas. This will require diverting the existing water course within the site eastwards along the southern boundary, where it will outfall into the new system on Bennetts Road.
The south parcel required the team to undertake Detailed Hydraulic Modelling of Hall Brook. This identified areas along the southern edge of the development to be at greater risk of flooding and took into account flooding as a result of this new development, sites surrounding this and considering the flows from a new link road passing through the development. The team had to ensure that the new development was protected from surface water and that any additional water from surrounding developments would not cause a greater risk of flooding. Mitigation included green corridors, attenuation features discharging to the brook, raised finished floor levels and the addition of a purpose-made floodplain along the edge of the development to allow for displaced water on site.
To assist with these developments, the utilities team undertook individual utilities assessments and provided constraints planning. The primary purpose was to confirm available capacity and budget costs for new service connections to the development and to identify any necessary diversion requirements. Utility supply capacity in the area was found to be limited due to the scale of other development within Keresley SUE. Detailed sewer modelling was requested from Severn Trent Water to confirm available capacity and timescales for reinforcement. Further investigations were also undertaken to assess the available gas and electricity network capacity, allowing for heating using either mains gas or electricity. A High-Pressure gas pipeline was identified within the South parcel during initial searches. Additional advice was provided regarding Cadent and Health & Safety Executive safety clearances and other constraints. This information allowed our client to generate a proposed layout which was agreed in principle with Cadent during the planning process, avoiding potential costly redesigns later.
Phase 2 site investigations were carried out by M-EC’s Geo-Environmental team to determine whether the potential contamination sources and exposed pathways identified within the phase 1 desk study are actually present. The team also establish the geotechnical properties of the strata to assist in foundation, floor slab and infrastructure design. Both parcels of land had low to moderate risks, with some recommendations provided by the team for further work and considerations.
Finally, the Acoustic Air team was instructed to provide an acoustic and air quality assessment for the North and South parcels.
The acoustics assessment would establish existing sound levels at the site and determine any risk of potential impacts resulting from the developments. With both parcels, it was identified that they were suitable for residential development and that through a good standard of acoustic design, internal and external noise levels, in line with the criteria outlined within BS 8233, can be achieved using reasonable and practical measures.
Following an air quality assessment, it was established that both the north and south parcels would have a minimal impact following development and the annual mean of NO2 concentrations were predicted to remain below the annual mean objective at all accessed receptor locations.
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