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PLANNING FOR FLOODS

PLANNING FOR FLOODS. Geoffrey Stephenson. PPS1 General guidance only, nothing specific PPS25 Detailed guidance which must be followed by developers and local planning authorities. Government Guidance on Flooding. Role of the Environment Agency.

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PLANNING FOR FLOODS

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  1. PLANNING FOR FLOODS Geoffrey Stephenson

  2. PPS1 General guidance only, nothing specific PPS25 Detailed guidance which must be followed by developers and local planning authorities Government Guidance on Flooding

  3. Role of the Environment Agency • Statutory body: Environment Act 1995 • Permission powers for management of flood risk for main rivers and the sea • Subsidiary powers for flood forecasting, warning and general supervision of flood defences • Statutory consultee for development proposals and in formation of RSSs and LDDs

  4. Continued • Will provide advice to LPAs and to developers undertaking FRAs • Will object to unacceptable proposal and may force call-in • Prepares the national Flood Map

  5. Sequential Test • Essential aim is to steer new development to the low risk Zones • In bringing forward allocations in development plan documents, decision makers should first consider Zones 1 and 2 and only if not available consider Zone 3 • Individual applications must follow the Test but not if there is a development plan allocation based upon an SFRA.

  6. Flood Map Divides the country into Zones according to the assessed risk from sea and river Zone 1: low probability – 0.1% risk Zone 2: medium probability - 0.1% to 1% Zone 3: • High probability – over 1% for river flooding or over 0.5% for sea flooding • The functional flood plain – 5%. This is the land area which stores flood waters or accommodates flood flows

  7. Vulnerability Classification • Essential infrastructure • roads, strategic utility infrastructure such as electricity power stations • Highly vulnerable • Emergency services operational structures such as police or ambulance stations

  8. continued 3. More vulnerable • Hospitals • Dwelling houses. Hostels, hotels, nightclubs • Residential institutions • Landfill sites

  9. Continued • Less vulnerable • Commercial buildings eg shops and offices • Agricultural buildings • Sewage treatment plants

  10. continued • Water compatible development • docks, marinas and wharves • Lifeguard and coastguard stations • MOD defence installations • Sewage pumping stations

  11. Compatibility Table

  12. The Exception Test • Must be demonstrated that sustainability benefits to the community outweigh flood risk • Development should be on developable brown land • If not brown land, there is no reasonable alternative brown land available

  13. Continued • FRA must demonstrate that the development itself will not be safe, with no displaced risk elsewhere, and flood risk reduced overall • The Test is not to be used where the development is “not to be permitted”

  14. Flood Risk Assessment • FRAs refine the information on the Flood Map by addressing for a particular site or area, eg, the route of flood flows, velocity, depth etc • RFRA addresses flood risk in the RSS context

  15. continued • An SFRA is prepared for RSSs and LDDs, It forms the basis for an application of the Sequential Test and consideration of the Exception Test in land allocation. Several LPAs can join together to prepare a sub-regional SFRA • A site specific FRA is needed for sites of one hectare plus in Zone 1 and all new developments in Zones 2 and 3. Prepared by developer.

  16. Climate Change • Government stance is that climate change is happening and will affect flood risk and consequences in the future. • Sea levels will rise, rainfall patterns will change. • Violent storms will cause more frequent flash flooding from rivers in mountain regions. • Coastal areas at greater risk. • Climate change is to be taken into account in FRAs whether regional, local or site specific.

  17. Individual Applications • EA will advise LPA whether it objects or not • If EA maintain objection then decision will be in hands of LPA • LPA will need good reasons to grant permission in face of EA objection • LPA must then inform SoS of its view before granting permission • Result may be a call-in • LPA will then find itself opposing the EA • May rely upon developer’s experts or instruct its own experts

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