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Land South of Green Lane is located within Flood Zone 1 meaning the site is not at risk of flooding from rivers or streams. There is a small area within the south west of the site which experiences ground water flooding however, this is located away from the proposed development and will be mitigated through provision of a new surface water drainage system.

The surface water drainage system will attenuate surface water within a network of ponds, basins and green swales. This means that during periods of heavy rain, water will be held on-site, before being slowly discharged into the existing drainage ditches.

Existing public combined sewers are located in Green Lane to the north of the site and outflows from the new development will be pumped to this connection. We are engaging with Thames Water, who are advising on the technical requirements for the proposals.

An existing drainage ditch which bisects across the midway point of the site and follows the eastern boundary with the dwellings on Vespasian Road, will be retained, and be given ample space either side within the public realm. This does mean that a portion of back garden fencing from homes on Vespasian Road will be otherwise exposed on the site. To mitigate this, we will provide further soft landscaping.