01743 298100
enquiries@geosmartinfo.co.uk
GeoSmart Information
  • Home
  • Reports
    • Contaminated Land Reports
    • Flood Risk Assessments
    • Sustainable Drainage Reports
    • Detailed Drainage Design
  • Data & Services
    • Groundwater Flood Risk Map
    • SuDS Infiltration Map
    • BGS Geology Datasets
    • User Guides
    • GWFlood
    • GWSewerFlood
    • Flood Risk Portfolio
  • Risk
    • FloodSmart Analytics
    • Case Studies
    • News
  • Knowledge Hub
    • Contaminated Land
    • Flood Risk Assessment
    • Sustainable Drainage Systems
    • Groundwater Flood Risk
    • CPD
    • Videos
    • News
    • Events
    • Blog
    • Library
    • Case Studies
    • Latest GeoSmart e-Newsletters
  • About
    • Our Customers
    • Our Team
    • Our Partnerships
    • Testimonials
    • Careers
    • Our Responsibility
    • A Sustainable Future
    • FAQs
  • Contact

Epping Forest Planning Guidance

Epping Forest planning policy for sustainable drainage reports, flood risk assessments and contaminated land risk assessment are driven by environmental conditions and the local authority policy.

Guidance for architects, and developers on flood risk, drainage and phase 1 contaminated land reports is summarised below with links to the key summary documents.

  • Epping Forest Guidance Contaminated Land
  • Epping Forest Strategic Flood Risk Guidance and Assessment Level 1
  • Epping Forest Sustainable Drainage Systems (SuDS) Guidance and Standing Advice Notice

Epping Forest Contaminated Land

Past industrial history has left some areas of land with an inheritance of contamination. This can include contamination of soils by chemicals or other hazardous substances, migration of contaminants to groundwater and surface waters and the production of hazardous gases from decomposing organic material in landfills etc.

A legacy of contamination can also be left by processes that are carried out on sites that are not normally considered as ‘industrial’ (e.g. farms, stables & kennels etc.). Part 2A of the Environmental Protection Act 1990 aims to ensure that following development, the final condition of the land will prevent it being designated as contaminated at some future point.

Local guidance should be read in conjunction with DEFRA & the Environment Agency’s Model Procedures for the Management of Land Contamination (CLR11) and the National Planning Policy Framework (NPPF, 2012).

The Council’s requirement to characterise the site for contamination will be proportionate to the risk of harm perceived in the light of information available. Therefore, for all proposed residential developments, a minimum of a contaminated land Phase 1 desk study report must be submitted in support of the planning application.

A basic contaminated land search without any interpretation (i.e. produced for property/land purchase purposes) which are submitted in isolation, will not be sufficient to provide all of the information required by Epping Forest. Epping Forest require a more detailed desktop report in the first instance, such as our Contaminated Land report. The Essex Contaminated Land Consortium has produced a general guidance document, Land Affected by Contamination, 2nd edition 2007, to assist applicants and developers of land potentially affected by contamination.

For all sites where contamination is known or there is a reasonable suspicion of contamination (either on site or sufficiently close to be potentially affected), then a Phase 2 (intrusive investigation) report and remediation statement may also be required prepared by a Competent Person with a recognised relevant qualification, sufficient experience and membership of a relevant professional organisation.

Epping Forest Brownfield Land Register

The Epping Forest brownfield land register lists sites that meet the following criteria:

  • Previously Developed Land as defined by the National Planning Policy Framework
  • A minimum of 0.25ha or be capable of supporting at least 5 dwellings
  • Suitable – Sites must be appropriate for residential-led development, having regard to the National Planning Policy Framework and local planning policies
  • Available – Owner or Developer must have expressed an intention to sell or develop the land
  • Achievable – Development must be likely to take place within 15 years of entry onto the Register

Site Walkover Reconnaissance

Epping Forest planning policy requires that a Site Reconnaissance should be undertaken after the basic site information and basic screening data on potentially contaminating uses and environmental conditions has been obtained and examined, in order that any relevant issues requiring more detailed inspection during the site walkover can be identified.

Site Walkover checklists (examples of which are contained in Annex 1 of EA/NHBC R&D66 Annex 1 and in CLR2 volume 1) must be completed and included in the appendices of the Phase 1 report.

Guidance for Contaminated Land

Epping Forest District Council (Essex)

View Guidance

Epping Forest Flood Risk Assessment

When is a Flood Risk Assessment required? The Environment Agency provides flood risk standing advice for applicants and agents. Epping Forest District Council (EFDC) has set additional requirements for the assessment of flood risk for proposed developments, dependant on the developments’ size and location within the district.

The relevant policy is presented in Policy U2B of the Local Plan Alterations (2006). Epping Forest flood risk assessment zones FRAZs are where an FRA may still be required for development which does not match the NPPF criteria. FRAZs are defined as catchments of ordinary watercourses identified as key areas where surface water runoff is contributing to Main Rivers or areas of known historic flooding.

Within the Epping Forest Flood Risk Assessment Zones as shown on the Alterations Proposals Map, Flood Risk Assessments will be required for any development proposals (other than house extensions) which exceed 50m2. Outside these zones, a flood risk assessment will be required for any proposals which exceed 235m2. For details see section 8.2.9 of the SFRA (2015).

Climate change: For the majority of modelled watercourses within the district, detailed modelling indicates a slight increase in the extent of the 1% AEP flood outline compared to the present day, despite taking into account existing flood defences.

This is likely to be due to the absence of formal flood defences throughout a large area of the district. The most noticeable increase in the flood extent is along the Cripsey Brook flowing through Chipping Ongar and along the River Roding to the north and south of its confluence with the Cripsey Brook.

The mapping indicates a number of properties located within areas of Chipping Ongar may be at increased risk as a result of the impacts of future climate change. For this reason, recommendations require all floor levels, access routes, drainage systems and flood mitigation measures to be designed with an allowance for climate change; and the potential impact that climate change may have over the lifetime of a proposed development should be considered as part of a site-specific FRA.

The district includes a number of large main rivers and associated tributaries such as the River Lee, River Roding, Nazeing Brook, Cobbins Brook and Cripsey Brook. Waltham Abbey, Nazeing and Lower Nazeing are identified as major fluvial flood risk areas within the district. EFDC is a predominantly rural area, with approximately 92% of its area located within the Metropolitan Green Belt.

Future development, particularly that located on greenfield land, has the potential to increase surface water flooding as a result of increasing impermeable surface area. Epping have introduced a number of policies in the local plan including Flood Risk Assessment Zones which set stringent requirements, beyond those outlined in the NPPF.

Level 1 Strategic Flood Risk Assessment

Epping Forest District Council

View Guidance

Epping Forest Sustainable Drainage SuDs

Drainage policy is for SuDs to conform to National Standards. For greenfield developments, the peak runoff rate for the 1 in 1 year rainfall event and the 1 in 100 year rainfall event must not exceed the peak greenfield runoff rate. For developments which were previously developed, the peak runoff rate must be as close as reasonably practicable to the greenfield runoff and should never exceed the rate of discharge from the development prior to redevelopment for that event.

See Epping Forest SFRA (2015). Epping Forest DC are taking a proactive approach towards surface water flood risk management, setting out when and where proposed development should be accompanied by a site-specific FRA and surface water management strategy.

Sustainable Drainage Systems (SuDS) Standing Advice Note

Epping Forest District Council

View Guidance

Epping Forest Groundwater Flood Risk

There are 23 incidences of groundwater flooding reported in the SFRA (2015). Almost the entire district is underlain by London Clay or Claygate Member bedrock. Perched water tables may occur at the boundary between permeable deposits and the underlying clay/mudstone, with springs where the boundary is exposed.

The south and south-west of the district is underlain by impermeable soils which are seasonally waterlogged. Areas where the potential for groundwater flooding to occur at the surface largely correspond with areas of Alluvium and Head deposits associated with the Main Rivers located within the district such as the River Lee and River Roding.

Groundwater levels may rise in response to high river levels or tides. Areas where there is potential for groundwater flooding to occur, include areas around Epping Green, a band stretching across Epping Forest, Epping and Coopersale and around Stapleford Abbots and Abridge. These areas correspond with underlying Claygate Member bedrock geology.

Groundwater flooding is known to occur around Nazeing associated with outcrops of the highly permeable Lambeth Group sands and the Kesgrave Sands and Gravels. Groundwater flooding incidents within the district are limited and where they have been recorded to occur, they are concentrated within urban areas of Epping Forest, specifically Chigwell, Loughton, Theydon Bois and Epping.

Epping Forest Planning Map

The Epping Forest Planning Map allows you to see the planning history of a property or site from planning records from 1948 to the present day.

EnviroSmart Reports

View Contaminated Land Reports

FloodSmart Reports

View Flood Risk Assessments

SuDSmart Reports

View Sustainable Drainage Reports

Can’t See Your Local Authority?

Library

View more local authorities

See what our customers have to say...

"During the conveyancing process for my current house purchase, I was extremely concerned to find the general search results revealed the house was at 'moderate risk of groundwater flooding'. I was unable to get any further information from anyone until I contacted GeoSmart. The staff I spoke to were friendly, helpful, efficient and extremely knowledgeable. The information provided was very site specific and focused. The staff member who talked me through the information and maps provided was very knowledgeable, answered all my questions and allowed me plenty of time to discuss issues. Thanks to GeoSmart for their great service."
Linda Barton
"We were impressed by the speedy, well-informed service and personal contact that we received. The report was thorough and comprehensive. We will certainly use GeoSmart's services in the future"
Gregory Gray
Gregory Gray Associates
"I would like to say that dealing with GeoSmart was a seamless experience from beginning to end - thank you for that"
Martin Lloyd
Martin Lloyd Associates
"Everyone involved from initial approach to receipt of report was knowledgeable, efficient and focused"
Robert McCall
OeMO Ltd
"Great service! Extremely fast and the report was very detailed and well received by the planners. Many thanks GeoSmart, we will definitely use your services again"
Nigel Slack
Michael Eyres Partnership LLP
"The service was great, fast and efficient. Everyone we talked to was very helpful and the details were well received by the planners"
Ben Thorns
Solid Digital Marketing Ltd
"The service for a Phase 1 Contaminated Land Study was excellent, fast and efficient! GeoSmart were willing to assist despite the extremely tight timescale to work with. We will definitely consider using your services again"
Craig Roberts
Hunter Page
"Efficient and friendly service, GeoSmart provided a clear and concise report within the timescales advised. Great service and I would have no problem recommending"
Geraint Harris
Vitec Consult
"We are very pleased with the service provided by GeoSmart. Their reports have been used to assist with numerous planning applications and have always been delivered to budget and on-time, much to our clients’ appreciation. We look forward to working with GeoSmart on future projects"
Alan Gunne-Jones
Planning & Development Associates
"The service provided was efficient and friendly. From the first phone call to GeoSmart they provided a clear, professional approach to my request within the timescales advised. Great service and I would have no problem recommending"
John Childs
Private Developer
Find out more about how we can support you today!
Get in touch
Subscribe to our newsletter
© 2022 GeoSmart Information Ltd.

Suite 9-11, 1st Floor,
Old Bank Buildings,
Bellstone, Shrewsbury,
SY1 1HU

Company No. 5475394

Contact Us
Call 01743 298100
Email enquiries@geosmartinfo.co.uk
Legal Links
  • Privacy Policy
  • CDM Regulations
  • Terms & Conditions
Website by Ascendancy