Cockermouth.org.uk has learned that the Environment Agency
are now raising major objections to residential proposals
in Cockermouth town centre because of claimed flood risks.
In an application to change a first floor area above a town
centre shop into residentiual usage the Environment Agency
has stated:
"We OBJECT to the application and recommend refusal of
planning permission on this basis for the following reasons:
The site lies within Flood Zone 3 defined by Planning Policy
Statement 25 as having a high probability of flooding where
<notwithstanding the mitigating measures proposed,>
the risk to life and / or property,from fluvial inundation
would be unacceptable if the development were to be allowed.
"
The Agency continues its objections stating: "Residential
accommodation is defined in PPS25 as 'More Vulnerable' in
terms of flood risk vulnerability classification (Table D.2
PPS25), whereas shops and storage would be classed as 'Less
Vulnerable'. As such this application must be considered as
a change of use resulting in More Vulnerable development."
Cockermouth.org.uk asked the Agency to explain and was told
it was based on national policy guidelines. Follow the link
below to go to the Allerdale Council page with the Environment
Agency statement.
Read
an example of the type of Objections being imposed on much
of the town here...
Comment: Ironically many in the town have claimed the
Agency contributed to the flood crisis because of failures
to dredge and clear overhanging trees from the main rivers.
The Agency then made this reply to questions from Cockermouth.org.uk:
"The Environment Agency (EA) have objected to planning
application number 2/2010/0422-15B Main Street, Cockermouth
on flood risk grounds. In doing so the EA have complied with
National Planning Policy Guidance PPG25 Development
and Flood Risk, the revised version of which was made available
to planning authorities in March 2010.The Environment Agency
is a statutory consultee to local planning authorities on
applications for development in flood risk areas and offers
guidance and advice on this basis. It is the local authority
that makes the decision as to whether a proposal should receive
planning permission based on the views and guidance of their
consultees and own guidance (PPG25).The consultation comments
given on the above application were on an individual basis
and do not represent a blanket policy objection.
That is not to say that if the Environment Agency were consulted
on a similar proposal in a similar location the consultation
comments would not be consistent given the same constraints
on development."
The Environment Agenmcy went on to state the following claims
: " The information below may be of assistance to you:
What caused the Cumbria 2009 Floods? The amount of rainfall
that fell over two days on top of a saturated catchment caused
rivers to swell, many to record levels, and overwhelm the
flood plain and to inundate the local towns. Did gravel build
up causing the flooding? Gravel removal would not have prevented
the flooding that occurred in November 2009. Dredging river
channels can be a significant benefit in flood risk reduction
but it is not always the most appropriate solution to prevent
flooding. Whilst dredging or digging deep channels in the
rivers Cocker and Derwent might have an impact on small scale
frequent high river flows it would not have reduced the scale
of flooding caused by the unprecedented rainfall in Cumbria.
Does the Environment Agency remove gravel from rivers?; We
regularly monitor the river bed levels in urban areas where
gravel accumulation occurs and removed some gravel from Keswick
and Cockermouth in July 2009. However, we only remove gravel
where we need to in order to maintain the required level of
flood protection. The November floods deposited a substantial
quantity of gravel (8 10,000 cubic metres) in the River
Derwent through Cockermouth. Our modelling showed that the
level of flood protection was significantly reduced in this
location. Excess gravel from half a mile stretch of the river
to reinstate the flood protection. This work was carried out
in February 2010."
Read an example of the type of Objections being imposed on much of the town here...