The RICS has issued a stinging rebuke to Government proposals that land use planning decisions in areas vulnerable to flooding should be based on the degree of insurance risk.
In a written response to the revised draft consultation paper on flood risk planning guidance (PPG25), the RICS describes the proposal as “entirely inappropriate” and warns that it would set an “an undesirable precedent” if adopted.
“The consideration of development proposals based on insurance risk is entirely inconsistent with the principles of this countrys land use planning system, ” states the RICS.
The draft note’s recommendation that local councils should adopt a “risk-based approach” to proposals for development in flood risk areas also comes in for criticism.
The institution points out that the recommendation is contrary to advice earlier in the document that suggests initial responsibility for this assessment should rest with the developer. In the opinion of the RICS, “the local planning authorities should assess the risk based on the information submitted by the developer.”
The RICS also criticises the Government’s plans for increased local authority involvement in flood defence, claiming that councils are unlikely to have the necessary expertise. The institution warns that it is not realistic to expect local authorities to deliver technical data on flood risk.
“Local Planning Authorities are not necessarily competent in interpreting flood risk data,” warns the RICS. “The principal source of information and expertise rests with the Environment Agency.”
In the light of the Government’s proposals, the institution recommends a “working partnership” between the local council and the Environment Agency as the best solution.
This is the second time the guidance has gone out for consultation since it was drafted in June 2000. The initial draft has been considerably expanded since the floods during the winter.
EGi News 09/03/01
