TECHNICAL ASSESSMENTS

• Vehicular access to the site will be obtained from Drayton Road via a new roundabout junction. Within the site, vehicular, pedestrian and cycle connections will also be provided to the consented development to the north east. It is proposed that the local centre is accessed via a simple priority junction within the site, and also via a left-turn only access from Drayton Road.
• A pedestrian/cycle access is proposed onto Newton Road to connect the site with the existing PRoW Footpath.
• As part of the proposals, two further pedestrian/cycle connections will be delivered between the adjacent consented site and the proposed development. The Illustrative Masterplan shows that extensions to Willow Greenway and Chadwell Greenway are proposed to provide a comprehensive, cohesive and traffic free active travel route between both developments. This network is considered essential to provide all residents with access to the local centre and direct access to local facilities located to the north of Drayton Road via high quality active travel corridors.
• The internal layout of the proposed development will be designed in accordance with the guidelines of Manual for Streets (MfS) and MfS2.
• Two mobility hubs are proposed as part of the development, comprising a primary hub co-located with the local centre and a secondary ‘satellite’ mobility hub, located on the Willow Greenway. At this stage, the primary mobility hub is anticipated to include publicly accessible car club spaces, EV charging spaces, cycle hire scheme (to include e-bikes and scooters), cycle storage lockers, pavement mounted cycle tools and pumps and parcel storage lockers. The satellite mobility hub is proposed to have a cycle hire scheme (e-bikes and scooters) and pavement mounted cycle tools and pumps. Both mobility hubs will also provide wayfinding signage to help users navigate through the development.
• The additional traffic the proposed development is predicted to generate is around 167 to 170 vehicular trips in the AM and PM peak hours. Junction capacity assessments, which consider the cumulative effects of other committed developments and infrastructure in the area, will be undertaken. The results will be reported in a Transport Assessment alongside an assessment of highway safety matters.
• A Travel Plan will set out measures to promote and encourage the use of sustainable transport.

FLOOD RISK AND DRAINAGE

• According to the Environment Agency (EA) Flood Map for Planning, the application site is located predominantly within Flood Zone 1 (Low Probability), which is land defined as having less than a 1 in 1000 annual probability of river or sea flooding. Part of the site sits within Flood Zones 2 and 3, however, no built development or engineering operations will take place in those areas.
• An IDB Maintained watercourse exists to the south of the Site, however, due to differences in elevation this will pose little risk to the Site. Whilst the watercourse is culverted, the relative condition and size of these culverts represent little risk of blockage potential.
• An appropriate Surface Water Management Strategy which complies with the latest local and national advice will be implemented on the site to attenuate the increase in surface water runoff caused by development. The proposed development will seek to outfall to the existing watercourse to the south of the site. The rate at which the runoff is discharged will be restricted to the equivalent greenfield runoff rate for events up to the 1 in 100 year event plus an allowance for climate change. This will not only prevent an increase in flows leaving the site but in more severe events, will provide a substantial reduction, thus ensuring that the proposed development does not have a detrimental impact upon flood risk elsewhere.
• The drainage scheme will be designed to provide amenity and biodiversity benefits, as well as water quantity and quality control.
• Foul drainage from the Site will discharge to the proposed gravity sewer serving the recently approved residential development to the northeast.
• Anglian Water confirmed that the existing foul network has sufficient capacity for the development.

Air Quality

Air quality within the local area is generally good. The site is not located within or in close proximity to an existing Air Quality Management Area. The proposed development will not have a significant effect on air quality objectives and no further mitigation is required with respect to air quality. However, measures included in the development that can be considered beneficial to air quality include electric vehicle charging points, active travel routes and connections and provision of a Travel Plan.

Other Assessments

Additional assessment work has been undertaken to inform the proposals for the site including a ecology surveys, archaeology, heritage, noise and ground investigation work. The planning application, when submitted to the Council, will include all relevant reports and information.