Planning Policy Statement (PPS) 25: Flooding
Parliamentary written statement by Angela Smith MP on 7 December 2006.
"To strengthen and clarify the key role of the planning system in managing flood risk and contributing to adapting to the impacts of climate change, we are today publishing:
- a new Planning Policy Statement (PPS)25: Development and Flood Risk;
- and a flooding Direction.
PPS25 replaces the existing PPG25, issued in 2001, and sets out policies for planning authorities to:
- ensure flood risk is properly taken into account at all stages in the planning process;
- prevent inappropriate development in areas at high risk of flooding;
- and direct development away from areas at highest risk.
The flooding Direction provides the opportunity for greater scrutiny for major developments proposed in flood risk areas. Where local authorities intend approve major applications despite the Environment Agency maintaining its objections, the Secretary of State will be asked to consider whether to call them in for decision. "
Planning for flood risk: the facts
Why do we plan for flood risk?
Around 10% of the total land in England lies within areas of flood risk, including large areas of Eastern England and much of London, Hull and York. There are compelling social and economic reasons for development to continue in these areas, but we must manage the flood risk so that new development is safe and sustainable.
Who is responsible for ensuring flood risk is identified in the planning process?
Regional and local planning authorities are responsible for assessing flood risk as they prepare regional and local development plans, and local planning authorities are responsible for ensuring developers assess flood risk for their development proposals.
Who is responsible for existing flood defences?
Defra has overall policy responsibility for flood and coastal erosion risk in England and the Environment Agency has statutory responsibility for flood management and defence. The Environment Agency, Internal Drainage Boards and local authorities are responsible for maintaining, operating and improving flood defences.
Who is responsible for ensuring that new development in flood risk areas is appropriate and safe?
Communities and Local Government (formerly the Office of the Deputy Prime Minister) is responsible for the planning system, which aims to prevent inappropriate new developments in flood risk areas, and to direct development away from areas at highest risk.
What guidance is available?
The current planning policy guidance is Planning Policy Statement 25: Development and flood risk (PPS25) , which was published in December 2006, replacing Planning Policy Guidance 25 (PPG25) and advises local planning authorities on how to manage flood risk as part of the planning process.
What is flooding?
Flooding from rivers and coastal waters is a natural process that plays an important role in shaping the natural environment. Flooding can also occur from groundwater, sewers and other non-natural or artificial sources. Flooding from any source can threaten life and cause substantial damage to property. Although flooding cannot be wholly prevented, its impacts can be reduced through good planning and management.
How will climate change affect flood risk?
According to the Office of Science and Technology (OST) the risk from flooding is likely to increase in future due to climate change. The OST agrees with Communities and Local Government that sensible planning and appropriate flood defences should enable the risks to be managed while allowing necessary development to continue.
How is flood risk taken into account in planning decisions?
Local planning authorities must have regard to the current planning policy, PPS25 , when developing new communities and regenerating existing ones. PPS25 ensures flood risk is considered at all stages of the planning and development process from regional plans, to local plans and individual site development. In flood-risk areas, Local planning authorities should consult the Environment Agency about development proposals, and each one should be accompanied by a flood risk assessment.
How has planning policy helped to minimise flood risk in new developments?
PPG25 succeeded in raising the profile of flood risk in the planning process. The number of applications permitted by local planning authorities against sustained Environment Agency advice has fallen by two thirds since PPG25 was introduced (July 2001). Currently 5% of decisions made by local planning authorities are not in line with Agency advice. The Environment Agency have welcomed this reduction, however it considers that the number is still too high. This is reflected in our decision to strengthen and clarify policy in the new PPS25 .
What else is being done to strengthen the planning contribution to managing flood risk?
In addition to publishing new planning policy for flood risk, PPS25 , to clarify and strengthen planning policy on development and flood risk, we made the Environment Agency a statutory consultee for planning applications in flood risk areas earlier in 2006, and we are introducing a 'flooding Direction' from 1 January 2007 to provide greater scrutiny for major developments proposed in flood risk areas.
What is the new PPS25?
PPS25 is a new, stronger, clearer planning policy statement that aims to:
- ensure flood risk is taken into account at all stages in the planning process;
- avoid inappropriate development in areas at risk of flooding; and
- direct development away from high risk areas.
How will it work?
The new PPS25 :
- focuses on core policies that are clearer and easier to understand;
- promotes a more strategic approach, emphasising the need to consider flood risk as early as possible in the planning process;
- clarifies the sequential test that matches types of development to degrees of flood risk; and
- strengthens guidance on the need to include Flood Risk Assessments at all levels of the planning process.
What does it do?
The new PPS25 :
- allows sustainable development to continue with suitable protection and mitigation where large areas are at risk of flooding;
- ensures all local planning authorities take account of Government policy and Environment Agency advice on minimising flood risk to new development;
- helps achieve a substantial reduction in the risk from climate change to communities in the future; and
- provides opportunities to reduce existing flood risk to communities, for instance by re-creating and safeguarding functional flood plain and washlands and designing more liveable developments combining sustainable defences, green/recreational space and increased flood storage.
What it won't do?
PPS25 will not:
- ban all development in flood risk areas. This would be unsustainable and result in economic stagnation, depriving existing communities of much-needed homes and services.
- mean that all planning applications in flood risk areas are called-in for decision by a Minister. The Direction will result in call-in only in extreme cases where local authorities persistently ignore advice from the Environment Agency.
- Burden local authorities, the Environment Agency and developers. Considering flood risk early in the planning process and embedding flood risk considerations in plans and strategies will provide more certainty to developers and allow local planning authorities and the Environment Agency to focus on strategic plan-making so decisions on planning applications are more straightforward.
Who are our stakeholders?
Communities and Local Government's stakeholders include:
- Defra
- Environment Agency
- Local and regional planning authorities
- Association of British Insurers
- Home Builders' Federation
- Royal Town Planning Institute
- Association of Drainage Authorities
- Chartered Institution of Water and Environmetal Management (CIWEM)
- Royal Insitution of Chartered Surveyors (RICS)
- Planning Officers' Society
