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1. Little or no risk
Annual probability of flooding:
River, tidal & coastal <0.1%
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No constraints due to river, tidal or coastal flooding.
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2. Low to medium risk
Annual probability of flooding:
River 0.1-1.0%
Tidal & coastal 0.1-0.5%
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Suitable for most development.
For this and higher-risk zones, flood risk assessment appropriate
to the scale and nature of the development and the risk should
be provided with applications or at time of local plan allocation.
Flood-resistant construction and suitable warning/evacuation
procedures may be required depending on the flood risk assessment.
Subject to operational requirements in terms of response
times, these and the higher-risk zones below are generally
not suitable for essential civil infrastructure, such as hospitals,
fire stations, emergency depots etc. Where such infrastructure
has to be, or is already, located in these areas, access must
be guaranteed and they must be capable of remaining operational
in times of emergency due to extreme flooding.
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3. High risk (see note b)
Annual probability of flooding, with defences where they exist:
River 1.0% or greater
Tidal & coastal 0.5% or greater
3. High risk (continued)
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a. Developed areas
These areas may be suitable for residential, commercial
and industrial development provided the appropriate minimum
standard of flood defence (including suitable warning and
evacuation procedures) can be maintained for the lifetime
of the development (see paragraph 31 below), with preference
being given to those areas already defended to that standard.
In allocating or permitting sites for development, authorities
should seek to avoid areas that will be needed, or have significant
potential, for coastal managed realignment or washland creation
as part of the overall flood defence strategy for coastal
cells and river catchments.
b. Undeveloped & sparsely developed areas
These areas are generally not suitable for residential,
commercial and industrial development unless a particular
location is essential, e.g. for navigation and water-based
recreation uses, agriculture and essential transport and utilities
infrastructure, and an alternative lower-risk location is
not available. General-purpose housing or other development
comprising residential or institutional accommodation should
not normally be permitted. Residential uses should be limited
to job-related accommodation (e.g. caretakers and operational
staff). Caravan and camping sites should generally not be
located in these areas. Where, exceptionally, development
is permitted, it should be provided with the appropriate minimum
standard of flood defence and should not impede flood flows
or result in a net loss of flood-plain storage.
c. Functional flood plains
These areas may be suitable for some recreation,
sport, amenity and conservation uses (provided adequate warning
and evacuation procedures are in place). Built development
should be wholly exceptional and limited to essential transport
and utilities infrastructure that has to be there. Such infrastructure
should be designed and constructed so as to remain operational
even at times of flood, to result in no net loss of flood-plain
storage, not to impede water flows and not to increase flood
risk elsewhere. There should be a presumption against the
provision of camping and caravan sites.
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