More about Thames Farm: Drains, site issues and trees

Residents may wish to familiarise themselves with the proposals below. Full details can be found by going to the SODC website and entering the planning reference number.

 P20/S2808/DIS Drainage Proposals

 Surface water drainage

 A new pipe system will be laid following this route: From site along Reading Road to Station Road, down Station Road to Mill Road, along Mill Road to junction with Mill Lane where it will discharge into the Lashbrook.

 Foul water drainage

A new pumping station will be built on the site and connected to a new pipe system that will run along the Reading Road to the junction with Station Road where it will connect with the existing foul water system.

P20/S2825/EX (Extension of time)

The letter below will be found under this reference. It explains the technical challenges Taylor Wimpey is facing in relation to the site and why they are delaying the tree replanting.

2020-09-11-Letter from applicant received post decision on planting timetable

Posted by: David Bartholomew | 13/10/2020 12:14 pm

UPDATE: Taylor Wimpey have still not submitted their Flood Risk Assessment (FRA). When they do, all of the local residents who commented on P20/S2808/DIS will be advised and have a fortnight to submit further comments on the FRA.

Posted by: David Bartholomew | 01/12/2020 1:11 pm

The BBC News item can now be seen on YouTube: https://www.youtube.com/watch?v=Y4Q5MHqLkpI

Posted by: David Bartholomew | 11/11/2020 9:54 am

For those that missed the Shiplake news feature tonight it is available for 24 hours on the BBC site here: https://www.bbc.co.uk/iplayer/episode/m000pcdl/south-today-oxford-evening-news-09112020

Posted by: David Bartholomew | 09/11/2020 9:22 pm

Clarification on discharge point of pipeline into Lashbrook: Earlier plans showed a discharge point at the junction of Mill Road and Mill Lane. The version currently under consideration has the discharge point at the junction of Mill Road and Crowsley Road. Please refer to page 16 of the document entitled 'THAMES FARM, SHIPLAKE DRAINAGE STATEMENT' and dated 06 October, NOT the earlier version.

Posted by: David Bartholomew | 06/11/2020 4:11 pm

BBC now advise they have an urgent, time-sensitive story for today and Shiplake feature has been pushed back again until Monday.

Posted by: David Bartholomew | 06/11/2020 3:58 pm

Tim, it is for the developer/Environment Agency/Thames Water to agree potential drainage solutions, which are then reviewed by SODC Planning - not the other way around!

Posted by: David Bartholomew | 06/11/2020 12:08 pm

Good to hear the objective of the protests of Shiplake residents. However I fear they are not very robust. Achieving proper consultation is, of course desirable - but only as a means to an end - which appears to be a smaller development. However, given that the Crossways developer is reported to intend to connect his 20 house scheme to the Thames Farm drain, the on-site use of SUDS would not apparently answer even a smaller development. Hence my question re northern alternative route.

Posted by: tim green | 06/11/2020 11:44 am

2 of 2 This is because technically Thames Farm is in a zone 1 flood area ie no real risk. However the newly proposed outfall will be in a zone 3b. Ie prone to flooding nothing normally permitted. This application should not be treated as a minor reserved matter, but as a major variation. Secondly a smaller scheme might well be capable of being managed within their site and be SUDS compliant. So a rethink of what the site can sensibly sustain is another objective. I hope this helps to clarify?

Posted by: Peter Boros | 05/11/2020 7:04 pm

Tim, the TF Action Group have discussed objectives. There are a number of possibilities that may arise. The primary object is to have the proposal properly open to public scrutiny and to engage the EA and Thames Water to consider the proposals. No flood risk assessment of the new proposal has been carried out and because of the way in which the application has been presented it is not open to public consultation/scrutiny. Again the EA has so far not wanted to consider the matter either. 1 of 2

Posted by: Peter Boros | 05/11/2020 6:58 pm

Interview broadcast has been put back again: BBC now saying it will be Friday at 6.30pm

Posted by: David Bartholomew | 05/11/2020 5:41 pm

It would be helpful to know what outcome is wanted from objecting to the Taylor/Wimpey drainage plan. Cancelation of whole building project? highly unlikely. An alternative, on-site scheme? no alternative apparent Different route? North to Harp Stream suggested - any support? Any other objective proposed? Before petitioning, objecting etc. need to know what we actually want and an idea of how to get there!

Posted by: tim green | 05/11/2020 12:42 pm

Residents wishing to sign a petition to the Chair and Planning Councillor at SODC, the Chair and Chief Executive of Taylor Wimpey, the Chair of the EA and also the Chair of Thames Water may do so here http://chng.it/pm4TLk8VLh

Posted by: Peter Boros | 04/11/2020 6:10 pm

I have just been advised by the BBC that the interview will now be broadcast tomorrow (Thursday). Awaiting confirmation it will still be 6.30pm

Posted by: David Bartholomew | 04/11/2020 5:00 pm

The Application to approve via reserved matters uses a procedure that means that there is very limited consultation. It is in fact in my view the wrong procedure given the very significant nature of the changes to this scheme. The process being used is WRONG and UNDEMOCRATIC. This process should be stopped and the applicant told to submit his plans as a MATERIAL VARIATION proposal which will be subject to full consultation by both the public and the relevant authorities responsible.

Posted by: Peter Boros | 04/11/2020 11:56 am

BBC interview with David Bartholomew about the impact of Thames Farm on Shiplake should be featured on BBC South TV TONIGHT at 6:30pm

Posted by: David Pheasant | 04/11/2020 11:08 am

I see that the developer for the Crossways site has jumped on the proposed drainage to the Lashbrook. This will increase peak runoff from these urban developments even more. Presumably the proposed development on the other site of the Reading Road will want to join in. Will the flood study undertaken and paid for by Taylor Wimpey take account of this? - how can we make sure it does? Also I note the differences in the responses from The Environment Agency to Thames Farm and Crossways.

Posted by: Stephen Seabury | 03/11/2020 1:02 pm

I have tried to establish with Taylor/Wimpey et al that a proper study should be undertaken into running the drainage pipe north, along the A4155 towards Harpsden, where it could connect with the Hart stream which flows alongside the Jubilee recreation ground and into the Thames. The route could pass under the garden centre site, through a ride in the neighbouring tree plantation and alongside the airfield. OR alongside OR under the main road. Such an obvious solution- so no chance?!

Posted by: tim green | 03/11/2020 12:09 pm

How can it be possible for two land drainage surveyors from TW and now Westbourne Homes to be apparently professionally inept in assessing for water under the fields they purchased for building? I am aware of a man whose dog has been trained to do this very job and would have cost them peanuts. Where was the due diligence? The solution cannot be one that affects the whole village for their mistake.

Posted by: Sally Greenfield | 03/11/2020 8:27 am

Westbourne Homes today stated its intention to share the same drainage system to the Lashbrook for the 20 proposed houses on the Crossways site. See separate thread.

Posted by: David Bartholomew | 02/11/2020 5:03 pm

I can confirm that Taylor Wimpey will be carrying out a Flood Risk Assessment (FRA) and application P20/S2808/DIS will be kept open until this additional information has been submitted to SODC. When the FRA has been received all of the people who have commented on the application will have 14 days to submit further comments.

Posted by: David Bartholomew | 28/10/2020 6:05 pm

Nobody seems to have mentioned the grout the developer proses to use to pile/fill the voids. the detail is hidden in the paperwork:- 6.7 The grout will also contain a proportion of fly ash (power station ash) as a cheap filler to reduce the cost of the concrete. The fly ash is inert and free from contaminants however, some confirmation may be required by the Environment Agency to demonstrate that there will be no risk to groundwater. It sits on an aquifer!

Posted by: Alex Dick | 27/10/2020 2:22 pm

Peter, I am sure David will respond +vely. Lashbrook residents have discussed this and I have been asked to raise the matter with the parish council on behalf of Mill Road, as was my intention given the current position; the ramifications of the proposals will affect the whole of Shiplake. David has led (understatement) the way in discussions with SODC, supported by Leigh Rawlins and John Howell, alongside an enormous response from residents. We cannot rely on the EA or Thames Water.

Posted by: David Pheasant | 23/10/2020 11:11 pm

David et al, this sounds like a v. serious issue and one that could have unexpected / wide reaching effects. I wonder if folk are happy to rely upon Thames Water, the EA and the Planning Officers to protect our interests? I am amazed that these issues were not fully addressed at the time of the Planning Appeal as they are quite fundamental to the principle of development. I wonder if the villages should appoint their own professional advisor(s). I would be happy to contribute if others do too?

Posted by: Peter Boros | 23/10/2020 9:27 pm

UPDATE: SODC has asked Taylor Wimpey for a Flood Risk Assessment, more forestry information and a six-week delay on the decision. Taylor Wimpey has not yet agreed to this.

Posted by: David Bartholomew | 23/10/2020 1:40 pm

Residents will be relieved to learn that SODC will not be issuing a decision on P20/S2808/DIS Drainage Proposals today. I hope to have more news later.

Posted by: David Bartholomew | 23/10/2020 1:34 pm

Many residents have asked this question:"Where is the flood risk assessment for Lower Shiplake?" I have received the following reply from the SODC planning department: "Taylor Wimpey have not provided an updated Flood Risk Assessment and neither the Environment Agency, Thames Water or our internal drainage engineer have requested one."

Posted by: David Bartholomew | 20/10/2020 1:46 pm

Hi Christine. I think there have been a few problems on the SODC website today. If you email me on david.bartholomew@southoxon.gov.uk I will send you a copy of the map.

Posted by: David Bartholomew | 19/10/2020 7:26 pm

Hello David. I have been trying to find application P20/S2808/DIS to locate the map you referred to but haven’t managed. Do you have the link please?

Posted by: Christine Atkinson | 19/10/2020 7:16 pm

Thank you to the many residents who have emailed me in relation to this matter, either directly or via cc. I am pressing senior SODC planning officers for an urgent review and public update.

Posted by: David Bartholomew | 19/10/2020 5:34 pm

Sheeple of Shiplake, rise up and protect your homes and the environment before it is too late and you are sold down the river. 1.Emma Bowerman Principal Major Applications Officer Planning South Oxfordshire and Vale of White Horse District Councils Customer services: 01235 422600 emma.bowerman@southandvale.gov.uk. 2.David Bell Senior Flood Risk Engineer South Oxfordshire District Council david.bell@southandvale.gov.uk 3. Mr Alex Swann Planning Advisor Environment Agency Planning_THM@env

Posted by: Anthony de Normann | 17/10/2020 3:26 pm

1. Surface water.Another challenge for the village and Station Road! An alternative is to go the other direction and discharge into the Thames near Sheephouse Farm or into springs marked on map beyond end of Bolney Road. 2. NB incidents of sewage discharge into a garden on Station Road due back up in existing foul water pipe!. Challenge and require more study and reassurance!

Posted by: tim green | 15/10/2020 1:35 pm

The map of the surface water drainage route referred to above is shown on page 16 of the document entitled 'THAMES FARM, SHIPLAKE DRAINAGE STATEMENT' featured in the application P20/S2808/DIS

Posted by: David Bartholomew | 15/10/2020 9:04 am