ENV9

Policy 9: A precautionary approach

Environment Policy 9: A precautionary approach(1) will be adopted for development relating to land affected, or likely to be affected, by erosion or land instability. In the case of receding cliffs, development will not be permitted in areas where erosion is likely to occur during the lifetime of the building.

7.12 Areas Subject to Flooding and Erosion

7.12.1 Globally it is likely that sea levels will rise over the next hundred years and that storms will become more severe. Coastal flooding and erosion as well as inland flooding because of raised river and ground water levels are likely to become increasingly important issues in future years with the continuation of global climate change. There may be serious consequences for some parts of the Island's coastline and inland areas particularly those areas at low level and close to natural flood plains as well as other areas which are prone to erosion, particularly the north west and north east coastlines. All areas known to be subject to flooding will be shown on Area Plans.

7.12.2 The Isle of Man does not have a full survey identifying all areas which may be at risk from flooding. However, there are areas which are at potential risk from flooding and this includes areas which have flooded in the past. The Strategic Plan seeks to prevent the loss of natural flood plain and to guide development away from areas at risk of flooding. Where development is permitted for special or exceptional reasons, then appropriate flood protection and mitigation measures must be taken to safeguard life and property.

7.12.3 A number of agencies are responsible for coastal protection and together should be focused on safeguarding natural sea defences and avoiding unnecessary or unjustified costs arising from the need to protect new development. Flood Risk Assessments(2) must accompany any planning application for development where there is a potential risk of flooding. These assessments may be of a relatively minor nature, evaluating a small development on a low risk site with minimal secondary effects or may comprise major basin-wide studies for significant infrastructural development. Risk assessment reports should, as a minimum, include the requirements set out in Appendix 4. The following requirements should be the starting point in the preparation of any risk assessment and should be read in association with Appendix 4:

1. Identification of all watercourses and other bodies of water in the vicinity.
2. Details of flood alleviation measures already in place.
3. Assessment of the source of potential flooding, either river or tidal or a combination of the two.
4. Existing information on the extent and depth of flood events or on flood predictions.
5. An assessment of the likely rate or spread with which flooding may occur.
6. A consideration of overland flows and excessive flood flow routes
7. All necessary mitigation measures.

(1) Precautionary approach is defined in Appendix 1
(2) Flood Risk Assessment is defined in Appendix 1

The Department of Transport Harbours Division holds recorded incidences of flooding in all Island harbours, and the Department of Transport Drainage Division can be contacted for advice on flooding.

7.12.4 In the case of the coastline close to Kirk Michael, a study was commissioned in 1999 to identify how the coastline between the Glen Wyllin access and the Balleira Road access could be protected. The interim report produced entitled "Coastal Erosion Study at Kirk Michael" (January 2000) has already been completed, and there is a proposed Coastline Management Zone for Kirk Michael. Research into the implications of continued coastal erosion in this area and the potential for coastal protection works is continuing, and the final management plans adopted as a result of this will be important and should seek to develop, wherever possible, environmentally acceptable soft engineering solutions and long term strategic solutions whilst taking account of the possible impacts of sea level changes.

7.12.5 The Coastline Management Act 2005 has now been brought into operation. The aims of the Act are to:

1. provide for the sustainable management of designated parts of the coastline that are or may be subject to changes by natural forces;
2. provide functions that may be exercised in the public interest and intended to be of social and environmental benefit;
3. provide functions that may be exercised in a manner that balances economic cost with the social and environmental benefit; and to
4. ensure that in respect of coastline management, decisions about planning policies are taken on an informed basis.