Title: Fax Letter & Memo Wizard
Author: MKIDD
Last saved by: Janet Reason
Company: CIS Environment Agency

Ms. L. Bailey
Cherwell District Council
Planning & Development Services
Bodicote House 
White Post Road
Bodicote
Banbury
OX15 4AA

Our ref:	WA/2009/106163/03-L01
Your ref:	09/00276/F

Date:		21 May 2009

Dear Ms Bailey

CONSTRUCTION OF NEW RECEPTION, TOILETS AND WINE STORE. GENERAL REFURBISHMENT AND CONVERSION OF EXISTING OUTBUILDINGS TO STAFF ACCOMMODATION.   
RIGOLETTO RESTAURANT, BICESTER ROAD, MIDDLETON STONEY      

I refer to the email dated 27 April 2009 from  R. J.Newall and my emails dated 28 April 2009.

Environment Agency Position

In the absence of a flood risk assessment (FRA), we maintain our objection to this application and recommend refusal of planning permission on this basis for the following reasons:

Reasons: 

The application site lies within Flood Zone 3 defined by Planning Policy Statement 25 as having a high probability of flooding. Paragraph E9 of PPS25 requires applicants for planning permission to submit a FRA when development is proposed in such locations. 

In the absence of a FRA, the flood risks resulting from the proposed development are unknown. The absence of a FRA is therefore sufficient reason in itself for a refusal of planning permission. This reflects the precautionary approach to development in flood risk areas set out in paragraphs 10 and E9 of PPS25.

An FRA gives the applicant the opportunity to provide additional information to assist us in giving advice. The onus is on the applicant’s planning permission to assess flood risk posed set out in PPS25.

A FRA is a study to ascertain the vulnerability of a site to flooding. It looks at sources, modes and characteristics of flooding in relation to their probability and impacts on the site in question. It also looks at the impact surface water run-off from new developments will have on others.

We would also need to know whether safe access/egress is available to the occupants of the new staff accommodation.

If you have any further questions please don’t hesitate to contact me.

Yours sincerely

Ms Michelle Kidd
Planning Liaison Officer

Direct dial 01491 828455
Direct fax 01491 834703
Direct e-mail michelle.kidd@environment-agency.gov.uk

cc Mr. R Newell

Cont/d..
h:\my documents\dps1.rtf

End

Environment Agency
Red Kite House Howbery Park, Wallingford, Oxfordshire, OX10 8BD.
Customer services line: 08708 506 506
Email: enquiries@environment-agency.gov.uk
www.environment-agency.gov.uk
Cont/d..