Environmental Impact :: Flood Risk Assessments

Develoment Proposals (and the Sequential Test)

4.1 Existing Use

The subject site is currently used for a number of different uses. The majority of the site is still active. These uses include: -

* Lyme Bay Holiday Village (part disused);

* a mix of retail and industrial buildings;

* Seaton Tramway;

* Tourist Information Centre;

* a number of workshops; and,

* public open spaces.

4.2 Proposed Use

It is proposed to redevelop the site for residential housing and flats with a foodstore area, a visitor centre and other areas allocated for retail and leisure employment (i.e. shops, hotel, public houses etc).

The Regeneration Scheme will be executed in two stages (although their timing may overlap): the Application Area (the major part of the scheme, as indicated by the Red Line on the drawing in Appendix B1) and the Axe Riverside development (the residue of the scheme, as indicated by the land lying between the blue hatched line and the Applicant’s Red Line on the drawing in Appendix B1).

4.3 Sequential Test

In accordance with Environment Agency (EA), internet published guidance to local planning authorities and proposed redevelopment requires EA consultation because the site is located in a Flood Zone 3(a) area (high risk) and involves a change of use to a more ‘flood risk sensitive’ use (i.e. from industrial, car parking and temporary industrial to permanent residential, plus commercial and shops etc). The EA requires a flood risk assessment as the basis for such consultation, and will also require a ‘sequential test’ to be carried out by the Local Planning Authority in accordance with PPG 25 paragraphs 30 and 31 (see section 3.6 of this report above).

The Seaton Regeneration Area defined by the Policy LSE 2 boundary occupies a prominent position at the gateway to Seaton from the east. It forms a strategic position between Seaton town centre, the seafront, the harbour, the Axe riverside and Seaton Marshes. Parts of the Regeneration Area are visually prominent in relation to nearby World Heritage Coast and include adjoining areas of conservation importance.

The reuse of the holiday camp and adjoining areas offers substantial potential for positive economic, social and environmental development enhancement in Seaton.

In its present condition, the existing disused holiday village constitutes land in need of regeneration in a prime location.

Whilst residential uses are a sensitive land use, the problem of sitting within a “Zone 3a” flood risk area can be substantially overcome by means of raising ground levels, by providing appropriate flood escape routes, by employing suitable drainage schemes and by making provision for emergency access / egress.

Since there is no impedance to river flows and no displacement of functional fluvial flood plain, and since there will be no compromise of future shoreline or river management options, then, provided that the public safety and minimum flood defence issues are met there should be no difficulty in the proposed development being supported by a sequential test by the Local Planning Authority.