Flooding and water management

The majority of the site sits outside of the flood plain, however we appreciate that parts of our site adjacent to the Bayswater Brook are subject to flooding from the brook and field run off. Water management is fully integrated into our landscape and ecological strategy.

Modelling for flood risks

We’ve extensively modelled the Bayswater Brook system to understand the flood risk and identify the most extreme flooding scenarios to help shape our design. This has been undertaken in consultation with, and approved by, the Environment Agency (EA).

Our flood modelling has fully allowed for potential climate change impacts based on EA projections over the next 100 years, so that the development and areas around it are future-proofed when it comes to flood risks.

Our flood management strategy includes:

  • Locating all proposed development outside the floodplain. There are some infrastructure elements running through the floodplain for which we are providing additional floodplain storage to compensate for
  • Retaining the Bayswater Brook floodplain, to enhance water storage capacity
  • Enhancing the Bayswater Brook channel and incorporating additional secondary channels to make sure water moves more naturally through the floodplain
  • Incorporating ponds and wetlands and associated ecological enhancements to improve biodiversity and provide a key amenity for the wider community
  • Incorporating landscaped flood defence elements to reduce the current flood risk to existing properties along Barton Village Road
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Barton Park attenuation pond - click image to enlarge. Pinch to zoom

Surface water management and drainage

Bayswater will ‘make space for water’ - in line with national and local planning policy.

We are committed to achieving an exemplary surface water management strategy based on the principles of Sustainable Drainage Systems (SuDS). We have included landscaped features – swales (ditches) and attenuation basins – to store surface water run-off and release it slowly at greenfield rates back into the existing land drainage network around the site. These basins are mainly on the southern edge of the development. To get to the basins the water needs to be conveyed to these locations, and the Lead Local Flood Authority (LLFA) is keen for us to include, wherever possible, SuDS where the rain actually lands within each parcel.

We have now assumed in our calculations that 10 per cent of the impermeable area for each parcel would have permeable paving (parking areas) and rain gardens (individual shallow ponds) where the water can be ‘attenuated’ at source before discharging into the drainage network / swale, and then eventually into the attenuation basin at the bottom of each parcel.

This attenuation system will also include filtration provision and some treatment to the water as it flows through, so that when it reaches the brook the water quality has improved.

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Dry basin - click image to enlarge. Pinch to zoom

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Stormwater Swale - click image to enlarge. Pinch to zoom

Update - 31 July 2022

Our second stage of public consultation (29 June - 31 July 2022) is now closed.

Read update

Key documents and downloads

View our latest proposals and leave your feedback:

  • Latest masterplan download
  • Second consultation panels download
  • Our vision for Bayswater download
  • Recording of online consultation event 14 July 2022 download

Visit the Downloads page to view other documents.

Contact us

Have a question or need more information?

Please get in touch with the community relations team at:

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Call us on:
0800 144 8907