HOME   ARCHIVE   GALLERY   SHOP   ABOUT US      
 

 
PEEL HOLDINGS TAKES ON ENVIRONMENT AGENCY OVER SALFORD FLOOD ZONES
 

Star date: 29th June 2012

SALFORD FLOOD POLICY ATTACKED BY PEEL

Peel Holdings cost tax payers ten of thousands of pounds last week when it won a High Court ruling to re-classify its land at the side of the Manchester Ship Canal as within a lower ranking flood zone.

Peel won the case against the Environment Agency over its categorisation of `sluice gates', but the implications for Salford's flood zone are huge – it means that the multi £billion company will find it easier to build new developments along the sides of its canal.

See Part 2 of the Peel Deal here…


Flood Zones and the Manchester Ship Canal
click image to enlarge

The PEEL DEAL: PART 2

See Part 1 – Peel Holdings Incinerator Disgrace – click here…

Flood Risk Versus Economic Development?

Sluice Gates? Sluice Gates have never been so controversial. Indeed, last week there was a 43 page High Court judgement that delved into every definition of sluice gates conceivable, as Mrs Justice Lang ruled that the Environment Agency had got its classification wrong.

Her ruling has vast implications for Salford and beyond as, unless the Environment Agency successfully appeals, the Flood Zone around the Manchester Ship Canal will have to be downgraded, making it easier for Peel Holdings to stick its concrete developments up all along the 36 miles of the Ship Canal banks, which runs from Salford Quays and MediaCItyUK to Barton and beyond.

Sluice Gates? They are the things that, with locks, regulate water levels, and there's five sets of them along the Manchester Ship Canal. The main question was whether these sluice gates can be classed as formal flood defences or not.

If they are formal flood defences - which is how the Environment Agency defined them - under Government Policy Statement PPS25 they have to be disregarded when assessing flood risk, with an assumption that they don't work and remain closed at time of flooding. This puts the whole area around the Canal in Flood Zone 3a, with a High Probability of floodingthus obliging Salford and Trafford councils to turn down most developments in the zone.

If the sluices aren't formal flood defences then, under the same Government policy, they are assumed to be working at times of flooding, putting the area in the lesser Flood Zone 2, with a Medium Probability of flooding.

As the Judge's report points out, Peel owns 300 acres of land in the vicinity of the Canal, and "much of this land is either developed or available for development…Designation in Flood Zone 3a adversely affects the value of the land because it reduces its development potential…"

The case in point was Pomona Island on the Trafford side of the Canal where Peel plans for 1500 dwellings had no chance of getting planning permission once the area had been classified as 3a.

The only way that the expert Environment Agency's decision to classify the area as Flood Zone 3a could be challenged was if it was deemed to be `irrational or perverse'.

The Judge ruled that, because the primary purpose of the sluices was not flood defence but to regulate water, while "sluices make a valuable contribution to flood reduction" they are not formal flood defences, and the Environment Agency's decision was therefore `irrational'.

The decision has cost tax payers 70% of Peel Holdings' costs and an `interim payment' of £55,000. Plus the floodgates are now open for Peel Holdings to concrete over vast swathes of the Manchester Ship Canal banks…

A story on Peels' barristers website 4-5 Gray's Inn Square, states that the new revision of the Flood Zones "will have (for Peel and other landowners) the highly beneficial effect that more land will fall within Flood Zone 2 so greatly increasing the prospect of its development".

A spokesperson for the Environment Agency said: "Following the court's judgment, we are considering our next steps and deciding whether or not to seek leave to appeal.

"Flood Zone 2 in the area of the Manchester Ship Canal remains unaffected by the judgement and it remains a requirement to conduct robust flood risk assessments in relation to local planning applications" the spokesperson added "We will be working closely with local authorities to ensure they are kept informed of any changes to the flood map, and to ensure they can interpret the map in relation to flood risk in the area surrounding the canal."

See Salford Flood Risk Map at the Environment Agency website - click here

PEEL DEAL PART 3 - How Many Jobs at Port Salford? Haven't we heard it all before with MediaCityUK? Coming soon...


 

Alex wrote
at 15:57:28 on 28 December 2015
"The Manchster Ship Canal has never flooded"- I could now take a picture from my back window and prove that just just something hasnt happened does mean it never will. Two days ago the MSC breached in several location, including behind my house covering about 50 acres. That only in a small are near Lymm. Peel are less concerned about risk to property and people than they are money. No argument will ever change that. Risk is their world and they take the risk.
 
Tell it how it is wrote
at 06:03:58 on 05 April 2013
John you say like the judgement did, that the EA wrongly chose to classify sluice gates as flood defence, but the flood map produced by the EA is always based on a worst case senario, as you point out "sluice gates let water out" and as i am sure you are aware the level of the canal is managed in that the amount of water passing through certain sections can be controlled. However what would happen if that control were to fail, that is if sluces were not opened and the river rose to flood levels, this can happen when you build lock gates across waterways if you don't let the water out then it rises. Are the people whos houses would be at risk not entitled to some form of protection or warning? I would sugest to Peel that if they want to build near the canal then they need to close it to traffic and remove the lock gates allowing the river to resume a natural flow, but then they don't want to do that do they as that would scupper several big projects such as Port Salford and the Barton hydro dam.
 
John Randle wrote
at 19:04:12 on 04 April 2013
This is biased reporting. The Environment Agency cost the taxpayer 'tens of thousands' when it wrongly chose to classify sluice gates as flood defence. Sluice gates let water out. The MSC is a major drainage system which actually prevents flooding. The MSC has never flooded. Why should Peel Holdings be prevented from selling land for much needed housing in an area crying out for new homes and employment.
 
Tjl wrote
at 11:19:16 on 07 July 2012
Very curious story, if the sluices and lock gates work why assume they don't. So bizarre of the Environment Agency to miss such a fundamental factor. It's like saying you have a plug or an overflow in a sink but they are never used. I have never heard of the canal flooding presumably as the lock gates and sluices work. The way the article is written seems to focus on the company not the EA or such a strange view that the canal doesn't work when it worked long before Peel or the Salford Star were dreamt of. If the Salford Star was around at the time of construction of the canal I wonder how it would have reacted.
 
James wrote
at 06:01:50 on 04 July 2012
Peel Holdings invest in Salford, Oh no! What a disaster. See you are as objective as ever. Some news socialism is dead!!! Shame on you Salford Star for once again seeing only negatives in something which could bring jobs and prosperity to our city. I for one hope Peel continue to invest in the long term here.
 
Nachtschlepper wrote
at 14:43:02 on 02 July 2012
If, or rather when, Peel Grabbings sorry Holdings build houses in these areas and then those homes are continually flooded will Peel be liable to pay compensation to the people who buy them? Or will, as usual, the thieving bastards walk away with a shed load of other people's money? No attempt at objectivity Alex because I see Peel for what they are.
 
Alex Lewis wrote
at 10:16:31 on 02 July 2012
This story makes no pretence at onjevtivity. It would be equally logical to blame the Envoronment Agency, rather than Peel Holdings, for the cost to the public purse. It is obvious that the writer des not like Peel Holdings, and has allowed this to comploetely distort the way the story is written.
 
Please enter your comment below:
 
 
 
Salford Star CD
Salford Star contact
Deli Lama
advertisement
 
Contact us
phone: 07957 982960
Facebook       Twitter
 
 
Recent comments
article: PETERLOO THE MOVIE OPENS AS SALFORD DIRECTOR MIKE LEIGH POINTS OUT ITS RELEVANCE TO THE NOW
A great review and spot on, full credit to Mike Leigh for getting the bugger made and yes shameful its not been taught in school e... [more]
article: ARTISTS TAKE UP RESIDENCE IN CONTROVERSIAL URBAN SPLASH SALFORD DEVELOPMENT
Good to see him back,don't know what we would do without him.Like I said before, the best way of dealing with the upside down hous... [more]
article: SALFORD PHOTO ARCHIVE GIVEAWAY
Hi to Alan Smith, When did you live in Pine Street?? My GF - Frederick Reeves lived @ 11 Pine Street from about 1949 until his ... [more]
article: ARTISTS TAKE UP RESIDENCE IN CONTROVERSIAL URBAN SPLASH SALFORD DEVELOPMENT
Bob the Regular, as time goes on I agree with you more and more. And as I agree with you more and more you remind me of a Humphrey... [more]
article: SWINTON PROTESTS BRING SALFORD COUNCIL AND BELLWAY HOMES TO NEGOTIATING TABLE
241 houses . That's got to be a bare minimum of 5 years build . Probably longer. All that time to have your life disrupted by nois... [more]
 
 
 
 
 
Days
Hours
Minutes
Seconds
 
 
 

Donate

Help the Salford Star...

all donations welcome

 
 

More articles...

PETERLOO THE MOVIE OPENS AS SALFORD DIRECTOR MIKE LEIGH POINTS OUT ITS RELEVANCE TO THE NOW

Star date: 18th October 2018

THIS IS OUR HISTORY...

Peterloo, the movie, starring Maxine Peake, was premiered in Manchester last night at Home. The Salford Star was not invited but we did manage a non-exclusive twenty second interview with Salford director Mike Leigh on the red carpet, and a viewing at the peasants' overflow on Deansgate. Is it any good? Read our review and that crucial interview with Mike Leigh.

Full review here...

SWINTON PROTESTS BRING SALFORD COUNCIL AND BELLWAY HOMES TO NEGOTIATING TABLE

Star date: 17th October 2018

NEVER MIND THE BREXITS HERE'S SAVING OUR NEIGHBOURHOOD!

As Theresa May was locked in Brexit talks in Brussels, this morning Salford City Council, Bellway Homes and Swinton residents' Saving Our Neighbourhood group were meeting to try and resolve horrendous problems around the Campbell Road natural green space, where the developer is attempting to build 241 houses.

The Council and Bellway have been brought to the table after constant protests by residents..."I think that's the only way we're going to get anywhere" said Barry Woodling of Saving Our Neighbourhood as residents demonstrated yet again outside the Civic Centre.

Full details here...

SALFORD MP RAILS AGAINST GOVERNMENT AS FRACKING BEGINS IN FYLDE

Star date: 16th October 2018

REBECCA LONG-BAILEY SLATES 'GREEN GREAT BRITAIN' TORIES AS WESTWOOD DANCES ON CUADRILLA'S INJUNCTION LINE

Salford and Eccles MP, Rebecca Long-Bailey, slated the Tory Government in Parliament yesterday, pointing out "What a terrible irony it is that the first day of Green Great Britain Week is the day that fracking is due to commence..."

Today, Vivienne Westwood performed a break dance to Abba's Dancing Queen on Cuadrilla's 'draconian injunction line' outside the Preston New Road site in a dig at Theresa May's hopeless jig at the Tory conference and to stand up for the right to protest.

Full details here...

ARTISTS TAKE UP RESIDENCE IN CONTROVERSIAL URBAN SPLASH SALFORD DEVELOPMENT

Star date: 15th October 2018

ARTISTS TO CHALLENGE HOUSING POLICIES WHILE LIVING IN LUXURY HOUSE

'You can't even stop your car to take in the breathtaking sterilization of the place...'

Last week, artists moved into a stunning Urban Splash house in the new Springfield Lane development as part of a year-long project called Tenancy in which they will explore 'what it's like to live in a city negotiating rapid change' and 'who is benefitting'.

The Springfield Lane development, being branded as in 'Manchester', has no affordable housing and avoided hundreds of thousands of pounds in planning fees. Can the artist project, actually sponsored by Tom Bloxham and Urban Splash, make a difference?

Full details here...

HUGE INTERNATIONAL FILIA WOMEN’S CONFERENCE COMES TO ECCLES

Star date: 14th October 2018

SALFORD STREET SUPPORT TO TALK AT LARGEST UK WOMEN'S RIGHTS CONFERENCE

FiLia 2018 Conference
Saturday and Sunday 20th and 21st October
The Lighthouse, Eccles

The massive FiLiA international conference is to take place in Eccles next weekend, with women flying in from all over the world, including from Argentina and Palestine.

There's over two dozen sessions covering all feminist-related subjects, and from Salford, Angela Barratt of Salford and Manchester Street Support will be speaking on women and poverty, while Salford University lecturer, Suryia Nayak, will be giving an Introduction To Consciousness Raising.

Full details here...

 



written and produced by Salfordians for Salfordians
with attitude and love xxx