Policy information sourced from the Combined Policies of Epping Forest District Local Plan (1998) and Alterations (2006).

U2A Development in Flood Risk Areas

Development proposals within the Environment Agency’s currently designed Flood Risk Zones will be determined in accordance with a sequential approach as set out in PPG25. This will be, in order of priority:

  • areas with little or no flood risk
  • areas of low to medium risk
  • areas of high risk
  • areas of functional flood plain.

In accordance with this order of priority, the Council will only permit development in areas of functional flood plain if:

  • it involves use of land only, and would not increase flood risk or danger from flood risk; or
  • it is proven to be essential infrastructure which cannot be located elsewhere. No such development will be allowed if it would cause any negative impacts on any part of the flood regime of the watercourse involved.

Development in high risk areas will only be allowed if:

  • there will be no increased risk of flooding either on site or elsewhere in the floodplain or suitable mitigation measures will be incorporated as part of the scheme; and
  • the development would not reduce the effectiveness of existing flood defence measures; and
  • there is no suitable alternative site available in the locality which is at a lower risk of flooding; and
  • there will be no significant adverse effects upon a watercourse, navigable waterway or sewer; or
  • adequate and appropriate flood-prevention measures to minimise the risk of flooding are incorporated as part of the development.

Development in all other flood risk areas will be allowed under this policy, provided that suitable flood minimisation and/or mitigation measures are included as part of the development. All applications or proposals for development in flood risk areas will be required to be accompanied by a Flood Risk Assessment covering matters (i) to (v) above, to be carried out to the satisfaction of the Council and/or the Environment Agency.

For more information, please see the Combined Policies document