Development will not normally be
permitted in areas known to beat serious risk from flooding, coastal erosion or land instability.
Problems resulting from flooding, erosion or land
instability can result in danger to life, damage to property and
wasteful expenditure of public and private resources on remedial
works. As a result, new development in areas at risk will be kept to
an absolute minimum.
It is important that these issues are considered at all stages of
the planning process. Development plans may set out specific
planning policies to control development on land subject to flood
risk, coastal erosion or land instability. Major areas which are
subject to specific problems may also be identified in the relevant
development plan.
Coastal Development
Development adjacent to the coast can be at risk from inundation by
the sea, erosion, land slips and rock falls. The policy in these
areas will be to avoid putting further development at risk. New
development will not normally be permitted in areas where expensive
engineering works would be required either to protect development on
land subject to erosion by the sea, or to defend land at risk from
coastal flooding.
In areas of coastal erosion development will not normally be
permitted in areas where such erosion is likely to occur during the
lifetime of the building. There will be a presumption against
development in areas of coastal land instability. Development will
not be permitted in areas of flood risk where the existing sea
defences, properly maintained, would not provide an acceptable
standard of safety over the lifetime of the development or where new
flood defences would have adverse impacts.
Land Instability
In the determination of planning applications, account will be taken
of known hazards of land instability which would affect the
development site or would as a result of development pose a
potential threat to neighbouring areas.
Where such hazards are known the applicant will be advised at the
earliest stage possible. Where an applicant is aware of such a
hazard pre-application
discussions would be helpful.
In those situations where land instability is of such a scale as to
render a site potentially unsuitable for development or would have a
major impact on surrounding areas, the developer will be required to
carry out and submit a specialist investigation and assessment to:
- determine the stability of the ground; and
- identify any remedial measures required to deal
with any instability.
In particular the report should highlight the most
suitable forms of development, if any, and the measures required to
stabilise the site and to protect buildings and/or structures.
Planning permission will normally be refused where:
- instability problems cannot be overcome; or
- there is insufficient information to resolve
the issue as to whether development
should proceed or not.
Where planning permission is granted conditions
may be imposed to:
- specify measures to be carried out in order
to overcome stability; and
- require an adequate site investigation and
assessment where there is insufficient information on points of
detail and to require the development to have incorporated all
measures shown to be necessary.
Warning to Developers/Landowners - It is important
to note that where permission is granted it does not infer that the
land is free from instability and the responsibility for safe
development and secure occupancy of the site remains with the
developer and/or landowner.
Flooding
The Department of Agriculture's Watercourse Management Division is
consulted on applications for development:
- on land protected by sea embankments;
- on land subject to flooding;
- of a size which would significantly increase
surface water run off (normally developments of more than five
dwellings or comprising an area more than one hectare of land);
and
- which would have drainage implications -for
example those affecting designated watercourses.
There will be a general presumption against
development, including the raising of land, where such development:
- would be at risk from flooding;
- would be likely to increase the risk of
flooding elsewhere; or
- where the works required to alleviate flood
risk would result in unacceptable damage to visual amenity,
nature conservation interest or the man-made heritage.
Where planning permission is granted conditions
may be imposed:
- to require necessary alleviation works; and
- to ensure adequate access to watercourses.
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