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FLOODING AND COASTAL EROSION
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F1 |
DEVELOPMENT IN AREAS
AT RISK FROM TIDAL FLOODING AND COASTAL EROSION |
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Planning permissions for
development where there are risks of storm damage, coastal erosion
or flooding from the sea will be granted only exceptionally and be
confined to minor alterations and small extensions or developments
for which such location is essential for their operation. |
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In determining development
proposals, (including changes of use), the Planning Authority will
have regard to the degree of risk both now and over the expected lifetime
of the development and to the effect of the proposed development on
coastal processes and the maintenance of coastal defences. |
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Planning permission for
development in areas of risk from storm damage, coastal erosion or
flooding from the sea will be granted only where satisfactory risk
mitigation measures and designs form part of the planning application
or where they will be undertaken as a result of planning conditions
or the developer entering an agreement under Section 106 of the Town
and Country Planning Act 1990. |
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| 464. |
PPG 20 Coastal Planning highlights the
issue of safety and indicates that further development along the coast
should not be put at risk from flooding or from erosion by the sea
or from landslips and that some uses are not appropriate for coastal
locations. Responsibilities for managing coastal risk are complex
and involve local authorities as Maritime District Councils and Coast
Protection Authorities and the Environment Agency. Shoreline Management
Plans set out strategic guidance for the management of the shoreline
and the East Solent Management Plan provides the shoreline management
strategy relevant to Havant Borough. Policy F1 seeks to restrict new
development in areas at risk from coastal processes so as to minimise
risk to people and property, avoid increasing costs to the emergency
services and retain the ability to implement shoreline management
options. |
| 465. |
The Proposals Map defines an Erosion Risk
Area, which is derived from coastal studies, including information
contained in the East Solent Shoreline Management Plan. Responsibility
for safeguarding people and property from coastal risk in such areas
rests with the landowner, who should seek the advice of the Council's
coastal engineers regarding development proposals in this area. When
submitting a planning proposal in the Erosion Risk Area, the developer
will be required to demonstrate how these coastal risks have been
addressed. The Planning Authority will seek the advice of the Borough
Council as Coast Protection Authority and will refuse development
that would undermine the implementation of the shoreline management
options in the East Solent Shoreline Management Plan. |
| 466. |
National guidance specifically on planning
for tidal and fluvial (river) flood risk is contained in PPG25 Development
and Flood Risk which states that precautionary principles should be
followed in the determination of any planning application by the use
of a sequential test founded on risk based criteria. The Proposals
Map identifies a Flood Plain Area derived from the Environment Agency's
indicative flood plain map (2005). This indicates the flood risk areas
by defining the flood plains associated with the coast and also with
watercourses designated as 'main rivers'. Information contained on
the Environment Agency’s Indicative Flood Plain Maps is constantly
being updated and refined by them. The Planning Authority will seek
the advice of the Environment Agency on planning applications in areas
at risk from coastal flooding as indicated by the coastal element
of the Flood Plain Area (including in the Harbours). Their advice
may mean that planning permission is refused. Developers should thus
seek the advice of the Environment Agency for planning proposals,
which appear to be at risk of tidal inundation as shown on the Proposals
Map. When submitting an application in such an area, the developer
should demonstrate how flood issues have been addressed. This will
require the developer to undertake a Flood Risk Assessment in accordance
with PPG25. Where additional coastal defences are required, the cost
of these shall be met fully by the developer. |
| 467. |
The Council accepts that some redevelopment
and changes of use in the coastal area can be justified, particularly
as some sites within and outside the built- up area are already developed,
for example, the holiday camps on Hayling Island, and that applications
may come forward during the Plan period. Redevelopment for appropriate
uses may be allowed subject to the level of risk, the other policies
in the Plan (especially those in the Countryside, Nature Conservation
and Landscape chapters), and the shoreline management strategy. Permanent
and temporary residential developments including caravan and camping
sites will not be permitted where lives could be put at risk. PPG25
identifies classes of development, which may be acceptable in areas
at risk of flooding, but developers should seek the Environment Agency's
advice at an early stage. The Agency's advice may mean that proposals
are not feasible because of the extra construction and flood defence
costs, which will have to be borne in full by the developer. |
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F2 |
DEVELOPMENT IN FLUVIAL
(RIVER AND WATERCOURSE) FLOOD PLAINS OR AT OTHER RISK FROM FLOODING |
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Planning permission for
development or change of use will be permitted provided all the following
criteria are met: |
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(i) |
it would not itself be at risk from
flooding, which would result in a danger to life or damage to property; |
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(ii) |
it will not result in additional flood
risk elsewhere or prejudice the maintenance of existing flood defences; |
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(iii) |
in already developed floodplains, an
adequate level of flood defence already exists along with suitable
warning and evacuation procedures in place, and buildings are designed
to resist flooding e.g. to specific slab levels, and |
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(iv) |
appropriate measures are taken to ensure
that runoff from the site will not result in any increase in flood
risk or environmental damage. |
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Development which will materially
increase the discharge of surface water into a watercourse will be
refused unless adequate storage capacity exists within the existing
flood plains or additional storage can be provided to ensure the safety
of properties downstream. |
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Planning permission for
development in areas of risk from fluvial flooding will be granted
only where satisfactory risk mitigation measures and design form part
of the planning application or where they will be undertaken as a
result of planning conditions or the developer entering an agreement
under Section 106 of the Town and Country Planning Act 1990. |
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| 468. |
PPG25 Development and Flood Risk indicates
that precautionary principles should be followed in the determination
of any planning application by the use of a sequential test founded
on risk based criteria. It contains a presumption against certain
types of development within the indicative flood plains, while identifying
other classes of development that may be acceptable in areas of higher
risk of flooding and generally precluding built development in functional
flood plains. Policy F2 seeks to restrict development which would
be at risk from, or increase the risk of river flooding so as to minimise
hazards to life and property, minimise the cost of protection by the
emergency services and ensure that major new flood defence infrastructure
is not required. |
| 469. |
The Proposal Map indicates the areas of
flood risk as the Flood Plain Area. This was derived from the Environment
Agency's Indicative Flood Plain Map of 2005, which depicts the area
of the flood plains associated with the coast and with watercourses
designated as "main rivers". The extent of these 'main rivers', parts
of the River Ems, Lavant, Hermitage, Wallington and the Lymbourne
Stream is stated in the Council's Policy Statement on Flood and Coastal.
Information contained on the Environment Agency's Indicative Flood
Plain maps is constantly being updated and refined by them. The Council
will seek the advice of the Agency on planning applications located
within or adjacent to the Flood Plain Area and/or areas where the
Environment Agency knows previous flooding has occurred. The Agency's
advice may mean that planning permission is refused. |
| 470. |
The Borough Council, as the competent
land drainage authority for non-main (i.e. 'ordinary') rivers, under
the Land Drainage Acts 1991 & 1994, is aware that there are other
watercourses, besides the 'main rivers', for which records of flooding
exist. These are defined and identified as 'critical ordinary watercourses'
in the Council's Policy Statement on Flood and Coastal Defence. Areas
adjacent to these which flood are shown on the Proposals Map as Non-main
River Flood Plain Area. Policy F2 will also apply in these areas.
In the submission of a planning application affecting any of these
watercourses, the developer would be required to define the extent
of the flood plain by means of both catchment and topographic studies.
The Planning Authority will seek the advice of the Borough's Land
Drainage Section on such planning applications. Their advice may mean
that planning permission is refused. |
| 471. |
Responsibility for safeguarding people
and property from flood hazard is the responsibility of the owner.
Hence, developers should seek the advice of the Council and/or Environment
Agency for any development proposal that appears to be located within
the Flood Plain Areas indicated on the Proposals Map. Applications
for development proposals in such an area should be accompanied by
a Flood Risk Assessment (see PPG25), demonstrating how flood issues
have been addressed. In some circumstances, developers may be required
to contribute to, or fully fund, the costs of a catchment study to
determine the effect of the proposal on the hydrology of the catchment
area. |
| 472. |
Development of greenfield sites will normally
result in increased areas of impervious material being provided. When
storms occur, this may result in a sudden discharge of rainwater into
the watercourse. If the watercourse does not have sufficient storage
capacity, serious flooding can result. If adequate capacity to store
rainwater does not exist, or does exist but cannot be protected in
future, the development must include on-site storage to allow the
gradual discharge of the storm water to the river system. All new
developments should reflect best practice in current drainage standards
and it would be expected to incorporate an appropriately designed
Sustainable Drainage System (SuDS). |
| 473. |
Proposals to culvert rivers, streams and
ditches will not usually be acceptable because they increase the likelihood
of flooding. Where a crossing of a watercourse is required, this should
be achieved by means of a clear span structure. Where a development
proposal affects a currently culverted watercourse, the developer
will be expected to investigate and, wherever possible, achieve a
solution whereby the watercourse is removed from its culvert and reinstated
to open channel. |
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F3 |
FLOOD DEFENCE AND
COAST PROTECTION WORKS |
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New and replacement flood
defence and coast protection works will be permitted only if all the
following criteria apply: |
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(i) |
they are not obtrusive or damaging
to the coast landscape; |
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(ii) |
features of nature conservation and
archaeological significance are protected; |
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(iii) |
they do not disrupt coastal and river
processes so that people and property or land designated for its wildlife
quality or archaeology is put at risk from flooding and erosion; and
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(iv) |
they are consistent with the Shoreline
Management Plan and associated Strategy Plans. |
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Where these requirements
cannot be met as part of the planning proposal or as a planning condition
it will be necessary to seek from the developer an agreement under
Section 106 of the Town and Country Planning Act 1990. |
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| 474. |
Flood defences and coast protection works
safeguard property from damage from the sea and from fluvial (watercourse)
flooding. Chichester Harbour is an Area of Outstanding Natural Beauty
(AONB) and other areas of the Borough have been identified as having
particular landscape character. The landscape quality of these areas
is to be protected. For these reasons, flood defences and coast protection
works should not be alien to their surroundings and the siting, design
and materials should be appropriate to the locality. Both of the Harbours
are protected because of their international nature conservation importance.
Nature conservation Policy NC3 and the Habitat Regulations apply to
flood and coast protection works, as to other developments. Other
areas of the Borough have been identified as having national or local
nature conservation quality. Flood defences and coast protection works
should not adversely affect this quality. |
| 475. |
Flood defences and coast protection works,
by their nature, alter the natural river and coastal processes. Their
disruption is not considered appropriate unless people or properties
are at risk from flooding or erosion. Adverse effects may be felt
at some considerable distance from the works undertaken and may impact
on the natural or the built environment or both. Developers should
take these impacts into account when considering proposals for flood
defence and coast protection schemes. The East Solent Shoreline Management
Plan sets out the policy for managing the shoreline including that
for Havant Borough. Strategy Plans indicate how these policies will
be implemented. The Council will not permit flood and coast protection
works that conflict with these policies or reduce the future options
of operating authorities managing the shoreline. |
| 476. |
The Government has directed that each
operating authority publish a policy statement setting out how Government
policy aims and objectives on Flood and Coastal Defence (sea defence
and coast protection) are to be implemented in their area. The Borough
has published a policy statement that fulfils this aim: Policy Statement
on Flood and Coastal Defence. |
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