Recreation Ground, Thames Ave, Pangbourne,
The Brief
The project involved the upgrade of an existing playground area at the Recreation Ground on Thames Avenue, Pangbourne. The proposed works included replacing the existing playground surface with a permeable finish and installing a new permeable footpath at ground level. The scheme was classified as a ‘water compatible’ development with an estimated lifespan of less than 20 years.
Why the Client Chose RIDA
Situated in a high-risk area near the River Thames, the project required specialist flood risk expertise to ensure that the community upgrades could proceed safely. The client needed a detailed flood risk assessment to demonstrate compliance with local planning authority expectations, particularly regarding surface water management within a Critical Drainage Area.
The Challenge
The site is located in Flood Zone 3, indicating a high probability of fluvial flooding from the River Thames. Additionally, the assessment identified a high risk of groundwater flooding, susceptibility to sewer flooding, and confirmed that the site falls within a Critical Drainage Area (CDA). The primary challenge was ensuring the new surfacing did not exacerbate these complex risks, impede flood flow conveyance, or increase surface water run-off, while simultaneously keeping site users safe during extreme weather.
The RIDA Difference
We undertook a detailed flood risk assessment in strict accordance with the NPPF. Because the development is ‘water compatible’, the Exception Test was not required, but comprehensive mitigation was necessary.
To address the high fluvial risks and CDA requirements, we endorsed a Sustainable Drainage Systems (SuDS) strategy using permeable surfaces laid to follow existing ground contours, ensuring no loss of flood storage capacity.
We also recommended installing non-return valves on any new sewer connections and a tanking membrane up to 200mm above ground level to manage groundwater emergence.
Furthermore, we outlined a robust flood warning and evacuation strategy, advising the Parish Council to register with the Environment Agency’s Flood Alert service and establishing safe egress routes.
The Outcome
The report successfully demonstrated that the playground upgrades were an appropriate, ‘water compatible’ development that would safely manage the identified flood risks without increasing off-site hazard. Our assessment ensured full compliance with the NPPF and provided the necessary evidence to support the planning application.
