Carlisle District Local Plan.indd - Carlisle City Council

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Carlisle District Local Plan 2001 - 2016 Revised Redeposit draftPOLICY LE27 Undeveloped Land in FloodplainsDevelopment in areas at risk of flooding on undeveloped land will only be permittedwhere a Flood Risk Assessment has been submitted with a planning application thatconfirms:1. no other lower risk alternative site exists; and2. flood defences provide an acceptable standard of protection; and3. access and egress can reasonably be maintained at times of flood risk; and4. adequate floodplain storage capacity can be provided; and5. the development will not interfere with flood flows; and6. mitigation measures will be provided where necessary; and7. the development will not increase flood risk elsewhere.6.101 The floodplain areas of the Rivers Eden, Caldew, Esk, Lyne, Irthing and Petteril, and theirtributaries, have remained largely undeveloped and fulfil an important role as storageareas for floodwater. Therefore future development will continue to be directed away fromfloodplains and flood risk areas. The boundaries of indicative floodplains are availableon the Environment Agency’s web site, www.environment-agency.gov.uk and are regularlyupdated. They give a general indication of the areas with a potentially high risk of flooding.However, the flood risk areas take no account of existing flood defences. Flood risk at anyspecific location may be influenced by local factors such as existing formal or informal flooddefences and the capacity of existing drainage systems or road/rail culverts.6.102 Extensive areas of the Carlisle urban area including Willow Holme, Denton Holme andWarwick Road are within Flood Zone 3 (High Risk) as is part of Longtown and Crosby-on-Eden. The safeguarding of the floodplains is all the more important because of concernsabout climate change which may, in all probability, result in an increased frequency ofsevere weather events, increased winter rainfall and sea level rise which could affect thecoastline and Solway Firth estuary and main rivers. Flood events are becoming morefrequent and are more widespread. Flooding of residential properties is also associated withrisks to the health of the public. The Environment Agency will be consulted on developmentproposals which are within, or close to, the boundaries of floodplains. Priority will be givento the development of sites in Flood Zone 1 (Little or no risk).6.103 The Environment Agency is developing a Flood Risk Management Strategy for Carlisleand Lower Eden. Improvement schemes have been identified for the Rivers Eden, Petteril,Caldew and Little Caldew which upgrade the existing defences. A five year programme ofconstruction work to improve flood embankments and flood walls will commence in 2006,significantly reducing the risk of flooding to the City of Carlisle. The City Council continuesto work in partnership with the Environment Agency and other agencies to improve flooddefences and reduce the impact flooding may have. This and the following policy will bekept under review and modified as and when more information becomes apparent.6.104 New developments usually result in an increase in impermeable roofs and paving wherethey replace existing permeable surfaces. These changes can reduce percolation andincrease surface water run-off with the potential to either create or exacerbate floodingproblems elsewhere. Planning applications for development in Flood Zones 3 (High Risk)and 2 (Low to medium risk) will need to be accompanied by a Flood Risk Assessment (FRA).Planning applications for development in Flood Zone 1 (Little or no risk) may need to be118 September 2006
Carlisle District Local Plan 2001 - 2016 Revised Redeposit draftaccompanied by a FRA if either surface water run-off generated by the development is likelyto cause a flooding problem elsewhere or flooding problems already exist in the localitydue to the inadequacy of existing drains or culverts. The FRA should follow the guidancein PPG 25 Development and Flood Risk Appendix F and will inform the planning decision.It may identify appropriate design and mitigation measures. The City Council will seekto use an appropriate planning obligation or conditions to secure satisfactory mitigationmeasures, including, where appropriate, provisions for capital improvement works andmaintenance. The City Council will encourage the use of Sustainable Drainage Systems(SuDS) as a means of reducing the overall flood risk and, controlling pollution from urbanrun-off and, where possible, creating new wildlife habitats and amenity space. It is notcurrently, however, United Utilities’ policy to adopt any SuDS structures unless maintenancearrangements and legal agreements are in place.6.105 There are restrictions on development in close proximity to existing flood defences. Thereis a requirement to obtain consent from the Environment Agency for development within 8metres of the foot of any artificial river embankment serving as a flood protection barrier or,if there is no embankment, within 8 metres of the top of the bank or wall which confines theriver.POLICY LE28 Developed Land in FloodplainsDevelopment on previously developed land which is at risk of flooding will only bepermitted provided that a Flood Risk Assessment has been submitted with the planningapplication that confirms:1. no other lower risk alternative site exists; and2. flood defence measures to the appropriate standard are already in place or canbe provided; and3. adequate flood plain storage capacity can be provided; and4. the development will not interfere with flood flows nor increase flood riskelsewhere; and5. access and egress could be reasonably maintained at times of flood risk; and6. adequate flood warning and evacuation procedures will be provided; and7. mitigation measures will be provided where necessary; and8. the building materials are appropriate for a flood risk area.6.106 It is Government policy to promote the development of previously developed land inpreference to greenfield land. Much development historically took place on flat landadjacent to rivers. A precautionary approach to the re-use of sites is advisable whichaddresses the risks of flooding possibly in a FRA and carefully considers the types ofdevelopment suitable for such sites. Design modifications may be required for newdevelopments in flood risk areas, to avoid the provision of habitable accommodationon ground floors, providing parking/garaging instead. Developer contributions may berequired to fund necessary flood defence or mitigation works negotiated through Section106 Agreements, thus ensuring that works are completed to a suitable timescale, if neededfor a development.September 2006 119
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Carlisle District Local Plan.indd - Carlisle City Council

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