Design-Led Layout
We worked with the design team to position residential dwellings in the lowest-risk areas of the site, using the flood risk constraints to inform rather than constrain the masterplan.
Case Study
Capital Gate, Ilford
Navigating complex surface water risks and Sequential Test changes to secure planning approval for a residential redevelopment in a Critical Drainage Area.
Residential
Surface Water
Sequential Test
Location
Ilford
Client
Medina Capital
Project Type
Residential
Team
Daniel Cook, Jack Allen
The Challenge
Surface water risk in a Critical Drainage Area
Despite being located in Flood Zone 1 (lowest fluvial and tidal risk), the site presented significant challenges due to its position within a Critical Drainage Area with substantial pluvial flooding susceptibility.
Updated NPPF and Planning Practice Guidance had tightened Sequential Test requirements to include all flood sources, not just fluvial and tidal. This created a potential requirement for a borough-wide Sequential Test search for "safer" alternative sites - a time-consuming and costly process that could have derailed the project timeline.
Our Approach
Design-led flood risk management
Bespoke Hydraulic Modelling
We created a custom surface water flood model showing both baseline conditions and post-development impacts, providing the evidence base needed for planning.
Strategic Water Management
We directed potential flooding into "compatible uses" like public open space and biodiversity zones, converting a constraint into a community amenity.
SuDS Integration
We developed a comprehensive Sustainable Drainage System complying with national and local policies, ensuring long-term flood risk management.
The Outcome
Planning approval secured
By demonstrating that vulnerable elements could be safely relocated within the site boundary, we successfully negated the need for a site-wide Sequential Test.
The flood risk constraint was converted into a design asset, with the water management strategy creating biodiversity value and community amenity space that enhanced the overall development.
- Sequential Test requirement avoided
- Planning approval secured
- Flood risk converted to design asset
- Biodiversity and amenity value created
Key Insight
By approaching flood risk proactively and integrating it into the design process from the start, constraints can become opportunities for better placemaking.