Concerns housing could lead to flooding But plan set to be approved

Environment bosses have warned developers intent on building hundreds of houses in Scone they will need to do more to convince them their actions will not increase the risk of flooding in the future.

PKC planners have recommended A and J Stephen’s latest application associated with their proposed Scone North development be approved by councillors tomorrow - despite the local authority’s flood team not having seen the company’s “final” drainage designs.

A report prepared for members of the council’s planning committee says although the specific area where A and J Stephen wants to start building is not at “high risk” of flooding, its staff must send their designs to the flood team for scrutiny before any work will be allowed to start.

The document acknowledges locals raised “significant” concerns the area is already prone to flooding during a recent public consultation and the Scottish Environment Protection Agency (SEPA) also initially raised a formal objection to this latest application being passed.

SEPA said back in January this year there seemed to be a “potential” risk of groundwater and fluvial flooding along the northern boundary of the location where A and J Stephen wants to build the first 42 houses out of the 700 approved across the entire Scone North development site.

The agency later removed its objection saying in a second submission it was satisfied there was no risk of groundwater flooding following discussions with the flood team. Furthermore, its staff had also been assured the first 42 houses would be well away from the closest watercourse.

But the agency added: “We would, however, advise that the applicant assess the groundwater flood risk to the latter phases of the site, including the eastern extent of [the next phase]. We would strongly recommend that the applicant undertakes monitoring of the groundwater environment at their earliest convenience in order to gain a full understanding of the groundwater environment in these proposed phases of development.

“The groundwater monitoring strategy should be prepared by the applicant and may be submitted to us for review in advance of commencement of the monitoring such that there is no doubt that we support the extent, both in time and spatial arrangement throughout the development sites, and the design and construction of monitoring boreholes.

“The applicant should recognise that establishing groundwater occurrence and how this changes with seasonal variation will require an extensive monitoring period, potentially for up to one year as a minimum.”

The report to be considered by PKC’s planning committee tomorrow states: “There has been significant concern from local objection relating to flooding, groundwater conditions and overall drainage of this and the wider site area.

“Following an initial objection from SEPA and comment from structures and flooding team, it was considered appropriate to seek further clarification on [the applicant’s proposed Sustainable Drainage System].

“As such, detailed surface water drainage details and calculations were required, along with groundwater details. As advised previously, additional information in this regard was submitted.

“The drainage layout and discharge rates are considered acceptable, with clarification still sought via condition regarding the specific final drainage design, submitted for approval prior to the commencement of the drainage works. It was concluded through [a] groundwater report and findings that groundwater in phase one is not considered a high risk.”