(Mainland site) Development required to be above the 1 in 200 year flood level, including climate change and with an allowance for wave action. No sleeping on ground level.

NSLIDB see detailed comments

Whilst we support the policy allocation for a mixed-use development, , it is neither appropriate nor possible for the Council to identify a realistic capacity figure at this stage We, therefore, recommend that the Council retains the allocation but removes reference to a residential capacity figure. It would be appropriate, instead for the Council to provide additional wording suggesting that the overall quantum of development will be informed by a detailed analysis of the area.

Concerned about the proposed allocation at Birnbeck Pier. This site appears to be located on Birnbeck Island, which lies entirely within the Severn Estuary Site of Special Scientific Interest (SSSI). The Severn Estuary is also designated a Special Area of Conservation (SAC), Special Protection Area (SPA) and Ramsar site. This is a highly sensitive location in terms of ecology and in our view development here has the potential to result in significant adverse effects on the qualifying features

The evidence base should demonstrate that great weight has been afforded to the conservation of affected heritage assets including their setting where this contributes to the asset’s significance. At present evidenceis unavailable/not apparent and as such the implications of development on the character and appearance of the Conservation Area and the setting of adjacent heritage assets is unclear .Also need to indicate how development relates to, and ideally restoration of pier

Having looked at the site from an ordinary watercourse, surface water and ground water flooding point of view we have the following comments: Drainage Category 1 - Easily drained and sustainable drainage could be implemented easily Reason - River Severn - no surface water issues