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PLANNING FOR FLOODS IN WALES

Recent flood events in Wales have raised public awareness about flood risks and the importance of effective planning. The Welsh Assembly has shifted towards a more pragmatic approach in its policies, particularly with the introduction of TAN 15 and its Development Advice Maps (DAMs) that categorize flood plains into zones. While the emphasis remains on avoiding development in flood-prone areas, certain justifications for development have been allowed. The role of the Environment Agency is also crucial, ensuring that flood risk management strategies are implemented effectively.

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PLANNING FOR FLOODS IN WALES

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  1. PLANNING FOR FLOODS IN WALES by Geoffrey Stephenson

  2. Introduction • Recent flood events have heightened public awareness of flood risk and the role of planning in avoiding catastrophe. • Government has resisted demands for a total embargo on building in the flood plain. • Welsh Assembly approach seems to have moved over the last year towards a pragmatic application of its own policy.

  3. Three strands of National Guidance • Policy and Practice for the Protection of Flood Plains (EA 1997) • PPW (2002) • TAN 15 (2004)

  4. EA Policy • Generally precautionary approach • Avoidance of development in the flood plain advocated • No embargo

  5. PPW Largely overtaken by TAN 15

  6. TAN 15 • Advocates on “precautionary” approach. Contains DAMs • The DAMs set up Zones A, B, C1 and C2 • C1 Development can be justified by regeneration etc, needs • C2 as for C1, but no highly vulnerable development should be permitted, e.g. housing • Gives guidance on the flood consequences assessment (FCA) necessary for flood plain development • Emphasises the importance of the EA’s role.

  7. LLANDOVERY • Applied TAN15 strictly • Indicated a literal application and seeming embargo on residential in the flood plain in Zone C2

  8. ROBERTSTOWN • Inspector applied Llandovery approach • Assembly shifted slightly away

  9. TREDEGAR PARK • Inspector again applied Llandovery • Assembly adopted more pragmatic approach – took into account benefits to existing development.

  10. STRADEY PARK • Assembly accepted that if there was no significant risk of flooding then this outweighed the DAM designation

  11. CWM COKING WORKS • Effective flood mitigation measures outweigh policy of steering development away from the flood plain

  12. MR CARWYN JONES’ LETTER (Nov 2006) • Emphasis on management of flood risk and consequences • EA should not object to proposals as a matter of principle but only where risks and consequences cannot be managed satisfactorily

  13. CONCLUSION • No embargo exists on residential development even in C2.

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