Tag Archives: Association of British Insurers

Canvey Island development Free for All! Environment Agency weak approach encourages Castle Point Council’s laissez-faire attitude to Planning!

Are you sitting Comfortably?

Then I’ll begin –

“The (Canvey Island) application site is located within Flood Zone 3a, which has a high probability of flooding. Looking at the whole of Castle Point District it would seem that there are areas within Flood Zone 1 that could accommodate this form of development.

However, given that the only areas of Flood Zone 1 in the district are on the “mainland” part, such an approach would direct all new development towards Benfleet and Hadleigh.

Canvey is a self-contained community with its own housing needs and directing all new development towards Benfleet and Hadleigh could have an adverse impact on Canvey socially and economically.

Furthermore, a need for housing on Canvey cannot be met by building around Benfleet and Hadleigh due to other constraints such as the Green Belt.”

So says the cpbc Planning Officer as the latest attempt to convince residents, councillors and, no doubt the Planning Inspectorate, that castle point council’s approach to the application of the Flood Risk Sequential Test is morally sound!

July 2014photo3

Going back just 10 years things were different and the Environment Agency held a more cautious and responsible stance:-

Extract from the Echo June 2008
“DEVELOPERS seeking to build new homes on Canvey are being forced to think again because of growing fears about flooding.
The Environment Agency is resolutely pursuing its policy of recommending refusal of plans to build new homes on the island because Canvey is below sea level and therefore on a flood plain.

Castle Point Council is taking those recommendations to heart and rejecting applications for new homes, leaving some developers in limbo.
The council has pledged to continue upholding the Environment Agency’s recommendations until the results of a Government-initiated inquiry into flood plains publishes its findings.

The Government appointed Sir Michael Pitt to carry out the study, following catastrophic floods in Hull after heavy rainfall in June and July last year. It is likely the final report expected, this summer, will recommend tighter restrictions.

Ray Howard, Castle Point and Essex county councillor, said local authorities were reluctant to ignore the Environment Agency’s advice, while they are waiting for the results of the Pitt Report.
Mr Howard has received many letters from people struggling to build on Canvey.
He said: “It’s a big problem that needs to be looked at. We can’t have a blanket ban for building here.
“I believe Canvey is unique, as it has the best flood walls and flood water drainage system in the country.

“The flood plain rules should be relaxed for us.”

Last week localised flooding on the island, caused by heavy rainfall, affected hundreds of residents on the island.

But Mr Howard is convinced it is well protected against severe flooding from the Thames Estuary.
A total of £34 million was spent rebuilding Canvey’s sea walls in the 1970s and 1980s.
A further £6 million was spent last year on 14 giant pumps, spread around the island to force water back into the sea if the walls are ever breached.
Mr Howard said: “The reason Canvey is always considered high-risk is because of the 1953 flood.
“But back then the only sea defences were soil walls, built by the original Dutch settlers.”
The 1953 Canvey flood claimed the lives of 58 people.

Despite Mr Howard’s insistence that Canvey is well protected, the Environment Agency refused to budge from its policy of objecting to all new homes on flood plains.
Spokeswoman Rita Penman insisted the Environment Agency could not relax its planning guidelines for Canvey,

She said: “Although Canvey is well defended, the current understanding across the country is that if there are other areas not on the flood plains, they should be developed first.

“This is in the interests of everyone’s safety. We are therefore unable to recommend approval for any new developments on Canvey at the present time.”

Even if the Government report clears the way for new homes on flood plains, insurers are warning hundreds of thousands of homes built in high-risk areas may not qualify for insurance.

Nick Starling, the Association of British Insurers’ director of general insurance and health, said: “Poor planning decisions will lead to more homes becoming unsaleable, uninsurable and uninhabitable”

Disappointing then, that following the Summer Flooding of 2014 the cpbc chief executive officer should point out that the Canvey Island drainage system – was never intended to be able to cope with Tidal Flooding of the Island!

But of course the findings of the cpbc Scrutiny Committee’s meetings to discuss the flooding and its consequences, during which the ceo made the admittance, has never been published, despite the flood occuring 4 years past!

To enforce the Association of British Insurers position, above, the Flood Re scheme to guarantee affordable house insurance against flooding does not cover houses built since January 2009.

Has Caveat emptor, been anymore appropriate?

I have been reminded by a sceptical mainlander that, “IT IS HARD TO FOOL PEOPLE, BUT IT’S EVEN HARDER TO CONVINCE PEOPLE THAT THEY HAVE BEEN FOOLED.”

The short EA video below may give you some insight as to the sensibility of those that propose and support the over development of Canvey Island and whether the drainage system could ever be made capable of alleviating Flood Risk!

The EA expert’s explanation of how the drainage System is designed to work, appears to be far different to the practical experiences during 2013 and 2014 and the isolated Flooding incidents during other periods!

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Floods Scrutiny: Canvey Island the Special Case, complacency, and the Pitt Review, lessons Not Learned!

Flooding came under the focus last night at the Castle Point Scrutiny meeting set up to consider the July 2014 rain storm.
The second meeting gave residents the opportunity to inform the committee the problems they faced and their issues in the aftermath.
Floods 2014 eastways
Residents gave heartfelt and harrowing accounts of losses and damage to belongings and property.
Accounts of residents’ first contact with Insurance companies on the whole appeared reasonably positive, however we also heard from residents that future flood insurance cover may be declined, premiums would rise dramatically or the excess sum on future claims would be prohibitive.

Castle Point Council must shoulder some blame for the flooding.
They have responsibilities to ensure that housing development was proportionate to the drainage system capacity.

There was an extraordinary amount of rainfall that fell on the day of the flooding, as did just 11 months earlier in August 2013, however the complex nature of the Island’s drainage system should have rung alarm bells earlier.
Whilst we have been reassured of the pumping capacity the neglect of the maintenance of the drainage system should have been challenged long ago.

Flood events do not occur on calm days. Whether during heavy rainfall, or stormy weather the likelihood of debris finding its way into the drainage system is highly probable.
The cost cutting by our Flood Authority, Essex County Council, has meant gulleys have not received an adequate clearing regime.

Over development has seen the loss of green fields. These green fields were supposed to alleviate flooding.
Canvey Island is at or below sea level with a high water table, however being generally flat this will allow water to disperse over a great area. With the continued high density development approved by Castle Point Council the value of this safeguard is now questionable.

The Environment Agency were cautious towards allowing development on Canvey Island until they were convinced that Canvey was a “special case” and were persuaded to allow CPBC take responsibility for housing development matters despite being a Flood Risk Zone.

The new Local Plan indicates an intention to develop 1,450 more properties in the next 20 years.

Previously, CPBC allowed the belief that the Environment Agency had imposed a moratorium on housing development at Canvey Island, whilst this was disproved there can be no doubt that a moratorium should be in place while this whole debacle is sorted out.
ECC have applied for £115,000 grant towards their responsibilities to prevent flooding on Canvey. Be assured this will go nowhere near addressing the inherent problems facing the drainage system.

The Environment Agency have responded to one of the Canvey Green Belt Campaign group enquiries. We were concerned that applications for two block of flats, one in a area affected by the recent flood, received no comment by the EA on the subject of potential surface water flooding.
They wrote:

“ The reason why we have not referred to surface water for the 2 examples you have provided (Flats at Canvey High Street and Leige Avenue) is not to do with their location on Canvey Island, but because both these sites are well under one hectare in size.

We are only a statutory consultee for applications for development sites over one hectare in size. For sites under this size, we provide advice and best practice for surface water management on our website as part of our Flood Risk Standing Advice for Local Councils. In both instances, in line with the NPPF, it should be ensured that new development does not increase flood risk either on or off site.”

Clearly the responsibility falls squarely on CPBC and the Development Committee’s shoulders whether these proposals were suitable. And yet hardly a word on surface water issues was included in the officer’s guidance notes.

Housing development built since 2009 will not be included in the Insurance flood guarantee scheme being draw up between the Government and the Insurance industry. And yet this is not a reason for refusal for housing development.

Once again the Canvey Green Belt Campaign group have made enquiries directly to the Association of British Insurers.
The Director General responded:

“The ABI strongly believes that unwise development in flood risk areas should not take place, and has made it clear that such developments may struggle to access property insurance.” O.Thoreson

And also:

“Flood Re will exclude developments since 2009 – just as the Statement of Principles did. This is because we do not want Flood Re to become an incentive for inappropriate development in areas at risk of flooding.” Aidan Kerr ABI Head of Property.

Castle Point Council have commissioned and adopted a Surface Water Management Plan document to use as evidence towards the new Local Plan.
This flawed document was produced with input from the Environment Agency, Scott Wilson, with Castle Point Council providing the “local knowledge.”
The “local knowledge” informed Scott Wilson that there was literally but one or two records of historic events of surface water flooding on Canvey Island.
The reason for this was not that there had been no previous flooding but that CPBC had failed to keep proper records as was their responsibility. This responsibility now falling upon Essex County Council as the lead Flood Authority.
The final misleading document, being adopted by Castle Point Cabinet during 2012 as it gave the green light to the amount of housing development on the Island that they desired.

The next Scrutiny meeting, date to be announced will see the various Agencies involved hopefully give some explanation as to what plans are now in place to prevent future flooding of properties following rainstorm.

In the meantime cllr Howard told the scrutiny committee and residents that “things are progressing” in the background with an imminent announcement due.

The involvement of the Government Scientist, at MP Rebecca Harris’ request, is paramount.
He / she must be made aware of previous “local issues” affecting decision making in the Borough and be free of these influences so as to examine the issues facing the drainage system on Canvey Island.

There is a view, which the Canvey Green Belt Campaign group do not disagree with, that the Environment Agency and the Planning Inspectorate have failed Canvey Island residents. Both appear unwilling to take strong decisive action where development in a flood risk area is concerned.
Essex County Council and Anglian Water have also hardly covered themselves in glory!

It is truly disappointing that the work and effort spent in producing the Pitt Review into the summer floods of 2007 has not seen an effective scheme developed in Castle Point.
I have reproduced comment from the BBC’s Roger Harrabin for consideration:

Scrap the Sand Bag.
The simplest unlearned lesson from Pitt: don’t put a sandbag in your doorway. Pitt recommended people to block doorways with a close-fitting flood board instead. But most flood victims haven’t. Did the government fail to get the message across or were homeowners complacent?
The Cash.
The Pitt report recommended above-inflation spending on flood defences
Historically, there seems to be a cycle of increased spending after a flooding event but it tends to taper off as the flood waters recede. (this is not conducive to a maintenance led policy, which Canvey’s drainage system appears reliant on).
Before the floods in 2007, funding had increased to £500m, but was still below the recommended level.
In the wake of 2007, there was another surge of spending that brought cash allocated up to a high point of £670m in 2010-11.
It has since dipped back below £600m.
As well as the amounts, questions have been raised about how the money is now spent.
A hard rain’s gonna fall
Pitt strongly recommended that people should be stopped from smothering gardens with hard surfaces that create run-off water. Rules have been implemented but enforcement is lax, and gardens are still being paved.

And I will finish with three of Roger Harribin’s points that appear most relevant to Canvey Island:

Sustainable drainage solutions
(“Unsuitable for Canvey Island” Scott Wilson).
Stop making it worse
Pitt said it was impractical to stop all building on floodplains but advised a strong presumption against it. He insisted that buildings should avoid creating flood problems for themselves or their neighbours.
Science Solutions
One of Pitt’s successes. The Environment Agency and the Met Office have worked together to produce five-day flood warnings, giving planners an extra 24 hours’ notice of floods.

Where the hell was the warning from the EA ahead of the July flood given the advance weather warning?
Hopefully all will be revealed at the next CPBC Scrutiny Meeting.