Introduction
Following the discovery of a significant number of sinkholes and voids in the Thames Farm site in early 2019, the developer Taylor Wimpey, (TW) has submitted amendments to their drainage plans, the proposed route of which is shown adjacent to this article (as at August 2020).
The Application only explains the desire to ‘grout’ the site by pumping it full of liquid concrete and ash but importantly, the application does not seek approval specifically to do that work which will itself require an environmental form of permitting nor does it seek approval for the other consequential matters that will arise. We are concerned that this is yet another attempt to seek approval and implied approvals to other things by stealth.
The consequence of this ’grouting’ will make the site impermeable to rainwater and runoff, and thus TW now seeks approval in principle to a new off-site surface water drain strategy that envisages the drain running under Reading Road, Station Road, and Mill Road; the construction of new onsite pumping stations; various on-site storage reservoirs including a very large concrete structure; and an outfall (above ground) at Lashbrook. The full documents may be seen here Current Drainage Application
The changes as submitted will be subject to very limited consultation since they only request approval to the drainage strategy aspects via a ‘reserved matters’ application. However, the impact on residents could potentially be very substantial, with the long-term effects on natural water flows and local flooding are quite unpredictable.
No Flood Risk Assessment was submitted with this application on the grounds that one had been done in 2016 as part of the original approval process. Original may be viewed here.
Shiplake Parish Council and many local people believe that these new proposals represent a significant change to the original plans for the site, that further details of the entire package of changes should be included and that the approval process should be open to comprehensive scrutiny and consultation
What is TFAG, why was it formed?
The Taylor Wimpey Drainage ‘Scheme’ was set to be signed off – without any public consultation, or a Flood Risk Assessment (FRA), or indeed any proper in-depth scrutiny – by South Oxfordshire District Council (as the Local Planning Authority) and /or Oxfordshire County Council (as the Lead Flood Authority). This was the impetus for the formation of Thames Farm Action Group (TFAG) which now has over 1100 signatures to its online petition at Change.org.
TFAG was formed in October 2020 in response to these new drainage proposals, as there was a low level of confidence in the approvals process of SODC. This new drainage scheme could be disastrous for the village bringing long-standing disruption and access problems, and, most disturbingly, the higher risk of flooding to properties along and close to Lashbrook, the village centre and possibly also at and around Thames Farm.
How is TFAG Operating
Over 220 residents initially signed up as supporters from the Shiplake community with many more now having signed the petition; many have generously committed to making a financial contribution, so making the work of TFAG possible.
TFAG holds regular meetings and has engaged its own legal advisors and, in association with Shiplake Parish Council, has engaged an engineering company that specialises in flood risk assessment and flood prevention. It has lobbied, at all levels, SODC, OCC, The Environment Agency, Thames Water, local Councillors, our MP and has issued formal complaints. It has challenged the processes used to scrutinise the scheme and taken legal advice as to how best to hold the authorities to account.
TFAG has challenged Taylor Wimpey on many grounds, including the use of inappropriate low profile piecemeal applications of the planning system to advance its proposals by stealth; a complete lack of community engagement; disregard for any long-term consequences of their drainage scheme and dubious data used to support their application. Consequently, Taylor Wimpey has now engaged with TFAG and a joint fact-finding meeting has been held online.
Whilst Taylor Wimpey has committed to further engagement with the Shiplake community and will give TFAG advance sight of their proposals as they develop, Taylor Wimpey’s motives remain largely self-interest and focussed on their own profits, thus requiring ongoing pressure and challenges.
TFAG has proactively raised awareness of this matter in many forums. It has started the Change.Org petition with its 1100+ signatories. It has liaised with the press resulting in exposure on BBC South Today, and frequently in The Henley Standard. Twitter, Facebook and other social media have also been used to great effect. It has publicly pressurised the Henley MP, John Howell, to support the campaign resulting in a parliamentary Question being raised.
What we hope to Achieve
TFAGs objectives are straightforward and for the benefit of Shiplake residents.
It will continue to scrutinise all aspects of the Taylor Wimpey application for its drainage scheme, both directly with Taylor Wimpey, and through all the authorities – SODC, OCC, the EA, Thames Water – deploying the legal and technical engineering advice to best effect, and doing all it can to ensure that the responsible authorities fully discharge their obligations to the community.
The optimal outcome will be to ensure that Taylor Wimpey manages its surface water discharge issues entirely within its own boundaries and discharges locally at normal greenfield rates i.e. a standard SUDS solution.
If, however, off-site drainage is not preventable, then whatever scheme Taylor Wimpey pursues should not impact Shiplake village, and should ideally discharge to the River Thames via a direct route that does not unduly disrupt the village
