CONTEXT AND JUSTIFICATION

The best current advice regarding the likely impact of climate change in the West of Scotland is that it will get wetter and stormier with an increased risk of flooding. Glasgow suffered major flooding in 1984 and 1994 and some areas, particularly on the south side of the City, can be affected by localised flooding from less severe events. Apart from the potentially severe financial consequences, flooding can affect people’s physical health and mental well-being. This can often be related to the stress arising from the continued disruption to everyday life or damage to, or destruction of, property.

The Flood Prevention and Land Drainage (Scotland) Act 1997 and National Planning Policy Guideline 7: Planning and Flooding (NPPG 7) provide the context and background to this policy and should be consulted. The Council, acting for the good of the community, has a duty to monitor watercourses and, where these are in a condition that is likely to cause flooding, to act to reduce the risk of flooding to existing and new development, particularly in residential areas. Advice on what the Council should consider in terms of the statutory planning process is set out in NPPG 7.

Glasgow, together with its neighbouring authorities and other agencies or bodies with an interest in the topic, participate in Flood Appraisal Groups covering the river catchments of the Clyde, Kelvin and Carts. These groups meet to address issues relating to river catchment management and share information, experience and best practice. In particular, they seek to address the cross-boundary issues associated with development proposals i.e. their upstream or downstream impact on flood risk. The Flood Appraisal Groups also seek to establish consensus and consistency with regard to the cross boundary application of policies and guidance relating to flood prevention and land drainage.

The capacity of man-made drainage systems and natural watercourses may be insufficient to deal with extreme weather conditions and blockages that can occur, particularly at pinch points. It must, therefore, be stressed that even where a development proposal conforms to all planning policies and is granted planning permission, this cannot guarantee that it will not experience flooding at some point during its existence. In view of all of the above, the Council will use the following policy guidelines to determine the suitability of development.

1. FLOOD ATTENUATION AREAS 

To ensure that flood plains remain available to act as flood attenuation areas, the Council will resist developments that:

(a) are located in a flood plain and/or are likely to adversely affect existing/potential flood attenuation (see Glossary); and

(b) by their location, nature or scale, are likely to have a significant adverse effect on the risk of flooding elsewhere in the catchment.

2. LAND DRAINAGE 

To ensure that appropriate surface water drainage is provided in new developments, the Council will require development proposals:

(a) to include sustainable drainage and permeable surfacing wherever practicable; and

(b) in all but exceptional circumstances, to comply with the guidance contained in the Sustainable Urban Drainage Systems (SUDS) Design Manual for Scotland and Northern Ireland, produced by the Sustainable Urban Drainage Scottish Working Party and obtainable from the Construction Industry Research and Information Association (CIRIA: 6 Storey’s Gates, Westminster, London SW1 P3AU. Telephone: 020 7222 8891).

3. RISK

To ensure that proper consideration is given to flood risk in new developments, the Council will:

(a) require prospective developers to undertake a Flood Risk Assessment for proposals in areas considered to be at risk from flooding, from whatever cause. This will require to conform (as a minimum) to the Council’s guidance for undertaking a flood risk assessment;

(b) consult with the Scottish Environment Protection Agency (SEPA), Scottish Water, Scottish Natural Heritage (SNH) and other planning authorities lying within each of Glasgow’s river system catchment areas, and take into account their views on the risk of flooding and the potential implications arising from development proposals; and

(c) have regard to categories of development and risk based on the following guidelines:

In all of the above categories of residential development, all pedestrian routes, to and from (a) the site; (b) parking areas; (c) garaging; and (d) bin stores, should be protected against a 1:200 year flood event.

All of the above return periods are based on recommendations made by the Association of British Insurers.

4. MAINTENANCE OF FLOOD DEFENCES

To ensure that flood defences are maintained at the developers’ expense and that access is available for any statutory or non-statutory works, the Council will:

(a) ensure that, where consent is granted for a development that includes flood defence measures, appropriate agreements and undertakings are entered into, to secure the long-term maintenance of these flood defences;

(b) require the design and layout of defences (including culvert grilles) to allow for access by plant and personnel for management, monitoring and maintenance; and

(c) require rights of access to be included in the title to the land.