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North Norfolk Core Strategy
3 Development Control Policies
(www.environment-agency.gov.uk). It should be noted that the Environment Agency advise
that this information is intended for guidance only. Developers or landowners should contact
the EA at an early stage where more detailed information is required for individual properties.
3.3.53 PPS25 states that the overall aim should be to steer new development to Flood Zone 1 (low
risk), however it does set out a flood risk vulnerability classification for different land uses and
provides a ‘compatibility’ table for allowing particular land uses in the different flood zones
(including 3a and 3b) in certain circumstances. Within North Norfolk there is a substantial
amount of land available in the Principal and Secondary Settlements and Service Villages
within Flood Zone 1 and development should generally be steered to these locations.
Development in higher risk flood zones will be restricted to certain categories where an identified
need for that type of development in that location exists. The Exception Test allows for
development in high risk areas but is only to be applied where there is no other option i.e.
where there are large areas of land in Flood Zones 2 and 3 and the sequential test cannot
deliver acceptable sites, but where some continuing development is necessary.
3.3.54 A Strategic Flood Risk Assessment (SFRA)
for North Norfolk further refines the flood risk
areas and takes into account other sources of flooding, future climate change impacts such
as rising sea levels and other strategies such as the Broadland Rivers Catchment Flood
Management Plan and the Shoreline Management Plan. The SFRA distinguishes between
Flood Zones 3a and 3b in particular areas around settlements, and the maps are available to
view on the Council website (www.northnorfolk.org). Where the SFRA does not identify these
areas the EA flood zone maps will be used to apply the sequential test. The Practice Guide
Companion to PPS25 (Feb 2007) makes it clear that all areas within Zone 3 should be
considered as Zone 3b (functional floodplain) unless, or until, an appropriate FRA shows to
the satisfaction of the EA that it can be considered as falling within Zone 3a (high probability).
(xxxviii)
3.3.55 PPS25 sets out the situations where site specific Flood Risk Assessments should be submitted
with planning applications and also provides recommended contingency allowances for net
sea level rises and increases in peak rainfall intensity, river flow, offshore wind speed and
extreme wave heights that should be used to ensure a precautionary approach to climate
change.
3.3.56 The Shoreline Management Plan (SMP) identifies areas in the eastern part of the district that
could become permanently flooded under different options for long-term coastal realignment.
These are broadly covered by EA Flood Zone 3, and therefore a restrictive approach to new
development in these areas is necessary at this time. While options for relocation of existing
properties may be necessary in the future these cannot be determined at this stage as a
decision has not been made on the extent of the area at risk and the timing of any realignment.
3.3.57 The Environment Agency advises that land in Flood Zone 1 that is surrounded by Flood Zone
2 or 3 (‘dry islands’) should be treated in the same way as the surrounding land. Each area
will have its unique characteristics and a site specific Flood Risk Assessment will be required
to prove that safe access / egress exists for the development or that the land will be sustainable
for the duration of the flood period. This could be a number of days in some locations so it will
depend on the facilities available in that area.
3.3.58 The use of Sustainable Drainage Systems (SuDS) to manage water flows can be an important
tool in minimising flood risk by increasing permeable surfaces in an area which allows water
to seep into the ground rather than running off into the drains system and reduces the impact
of diffuse pollution from run-off and flooding. Broad locations in North Norfolk where particular
SuDS techniques may be appropriate are shown in the SFRA. The effective use of permeable
surfaces, soakaways and water storage areas should be incorporated in all new development
xxxviii Partnership of Norfolk District Councils Strategic Flood Risk Assessment, Millards 200 8
North Norfolk Core Strategy
Development Control Policies 3
where technically possible. Early consideration of SuDS is required in order that a range of
techniques can be considered and developers are encouraged to enter into early discussions
with the Council. Infiltration SuDS might not be acceptable on some sites due to contamination
associated with past uses, and the production of a risk assessment in line with PPS23 will
therefore be important in informing the design on the surface water drainage system on many
brownfield sites. Further information on SuDS is available in ‘Model agreements for sustainable
water management systems. Model agreements for SuDS’ (CIRIA C625, 2004).
3.3.59 PPS25 sets out the responsibilities of owners / developers in flood risk areas and these should
be considered as early as possible when preparing development proposals in order that the
implications are fully understood. All terms used in the policy are defined in PPS25 and its
companion guide.
Policy EN 10
Development and Flood Risk
The sequential test will be applied rigorously across North Norfolk and most new development
should be located in Flood Risk Zone 1. New development in Flood Risk Zones 2 and 3a will
be restricted to the following categories:
water compatible uses
minor development
changes of use (to an equal or lower risk category in the flood risk vulnerability classification)
where there is no operational development ; and
‘Less vulnerable’ uses where the sequential test has been passed.
(xxxix)
(xl)
New development in Flood Zone 3b will be restricted to water compatible uses only.
The Strategic Flood Risk Assessment defines zones 2, 3a and 3b in parts of North Norfolk and
this will be used to inform the application of the sequential test. Where this information is not
available, the Environment Agency Flood Risk Zones and a site specific Flood Risk Assessment
will be used to apply the sequential test .
A site-specific Flood Risk Assessment which takes account of future climate change must be
submitted with appropriate planning applications
in Flood Zones 2, 3a and 3b and for
development proposals of 1 hectare or greater in Flood Zone 1.
(xli)
Land in Flood Zone 1 that is surrounded by areas of Flood Zones 2 or 3 will be treated as if it is
in the higher risk zone and a Flood Risk Assessment will be required to prove that safe access
/ egress exists for the development or that the land will be sustainable for the duration of the
flood period.
Appropriate surface water drainage arrangements for dealing with surface water run off from
new development will be required. The use of Sustainable Drainage Systems will be the
preference unless, following an adequate assessment, soil conditions and / or engineering
feasibility dictate otherwise.
xxxix Minor development is defined in PPS25 as; ‘Minor non-residential extensions: industrial / commercial / leisure etc extensions
2
with a footprint less than 250 m . Alterations: development that does not increase the size of buildings, e.g. alterations to external
appearance. ‘Householder’ development e.g. sheds, garages, games rooms etc within the curtilage of the existing dwelling in
addition to physical extensions to the existing dwelling itself. This definition excludes any proposed development that would
create a separate dwelling within the curtilage of the existing dwelling (eg subdivision of houses into flats)’.
xl
For the purpose of this policy ‘operational development’ is defined as ‘the carrying out of building, engineering, mining or other
operations in, on, over or under land’, in line with the Town and Country Planning Act 1990.
xli
A s outlined in PPS 25.
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