HOME owners in Staveley fear the price of their properties could be affected by a flood map based on out-of-date information.

It comes after some South Lakeland communities were included on flood plain and flood risk maps by the Environment Agency.

But the information has sparked concern that buyers could also be scared off, insurance companies might increase premiums and planning applications could be obstructed.

An estimated 200 homes in Staveley have been defined as in danger of flooding from the rivers Kent and Gowan, based on 1970s information.

Businessman David Brockbank found out about the map when a planning application for a garage at his Mill Yard home was recommended for refusal.

This was after the agency said it was in a flood risk area and he had not produced a flood risk assessment at a cost of £10,000.

Mr Brockbank, 47, who has lived in the village most of his life, said the map unfairly represented the frequency and area of flooding.

The only village flood he can remember was more than 20 years ago at a small section on the Kendal Road, which did not breach any properties.

Mr Brockbank said: "Some properties will have a risk of flooding but the majority never have and is extremely unlikely - beyond the probability of one in 100 years.

"The impact, or potential impact, for people in these areas is immense. People are not going to get insurance or a mortgage, or they will be put off because it says the property is liable to flood."

Mr Brockbank circulated his findings among residents, and close to 100 have confirmed they would attend a public meeting.

To create the map on behalf of the Government, the agency worked to a definition of a flood risk area which is an area vulnerable to flooding once in a 100 years.

A flood is defined as one capable of surrounding a property.

Steve Broughton, of the Environment Agency, said flooding frequently occurred in Staveley in the 1970s.

The agency said the map did not guarantee properties would flood, but that they may. The information is passed among solicitors, estate agents and surveyors for a fee, and is also available free on the agency's website.

Mr Broughton said: "In Staveley, we have used a method which, admittedly, is not the most accurate, but it is the best information we have.

"That is not to say it is inaccurate but it's the most basic we have."

He explained the map was published to make householders aware of the potential for flooding so they could take precautions.

"Just because there has not been flooding for 30 or 40 years is not to say it is not going to happen.

"We update these maps where we can and it is not an exact science. We cannot say this will definitely flood, there are a lot of grey areas. Every time we get a flood we learn from it."

The agency is due to carry out its own detailed flood risk survey in Staveley in spring 2004.

Angela Hall-Aspland, the estate agency and valuations manager for Milne Moser in Kendal, said she was concerned the map could unfairly represent the flooding risk.

"I would certainly be concerned on behalf of vendors. People could be scared off very easily because they are parting with a lot of money. The public would make it a fact in their own mind when at the moment it appears to be just a potential risk."

People can view the map at www.environment-agency.gov.uk and if they are concerned about flooding contact the agency on 0845-988-1188.

February 7, 2003 10:00