Flood Risk Assessment or Flood Consequence Assessment?

Within the UK, the planning requirements are different for planning applications for development sites located in England, Scotland and Wales.

England - Flood Risk Assessment (FRA)

A Flood Risk Assessment, for developments located in England, is required as part of any planning application if the proposed site is over one hectare in size in Flood Zone 1 and for all proposals for new developments located in Flood Zones 2 and 3. The requirements are detailed in the National Planning Policy Framework which is supervised, with regard to Flood Risk, by the Environment Agency.

The Environment Agency has a very useful flood zone finder on their website, we have linked direct to this website for you, simply enter your postcode in the box to the left hand side of this page and a new window will open showing the Environment Agency Flood Map for the area in question.

This flood map gives a broad indication of what flood zone a general area could be within and gives an indication on the likelihood of a Flood Risk Assessment being required to accompany a Planning Application for development.

Scotland - Flood Risk Assessment (FRA)

A Flood Risk Assessment, for developments located in Scotland, may be required as part of any planning application if the proposed site is considered to be located in a low to medium risk area and it falls in the upper end of the probability range (close to 0.5%) or where the nature of the development or local circumstances indicate heightened risk. A Flood Risk Assessment will be required if the site to be considered is located in a medium to high risk area (probability range greater than 0.5%). The requirements are detailed in the Scottish Planning Policy which is supervised, with regard to Flood Risk, by the Scottish Environment Protection Agency.

The Scottish Environment Protection Agency provide indicative flood zone maps online which can be viewed by clicking here, enter the site location or postcode and the map will display a broad indication of what the sites risk of flooding are, and from what source. This will give an indication on the likelihood of a Flood Risk Assessment being required to accompany a Planning Application for development.

Wales - Flood Consequence Assessment (FCA)

A Flood Consequence Assessment, for developments located in Wales, is required as part of any planning application if the site is located within Flood Zones C1 and C2. If the proposed development is located in Flood Zone B a Flood Consequence Assessment may be required with the level of detail dependant upon the location and whether the site is outside the extreme flood event extents (1:1000 flood event).

The requirements are detailed in the Planning Policy Wales Technical Advice Note 15: Development and Flood Risk (TAN 15) which is supervised, with regard to Flood Consequence, by Natural Resources Wales, a new body formed by the Welsh Government in April 2013, whom have taken over the functions previously carried out by the Environment Agency in Wales.

TAN 15 Development and Flood Risk Development Advice Maps have been produced by the Welsh Government, and are available online by clicking here, enter the site location or postcode and the map will display if the site is in a relevant zone and if so what zone is applicable and will give you an indication on the likelihood of a Flood Consequence Assessment being required to accompany a Planning Application for development.

General

Alterations and small scale extensions (up to a certain size) are generally outside the scope of these policies, provided they are unlikely to have a significant effect on the storage capacity of the functional flood plain or affect local flooding problems. The area of impermeable surface should be kept to a minimum in all new developments.

If a Flood Risk Assessment or a Flood Consequence Assessment is required this assessment will require to be submitted at the same time as all the other planning documentation for a development.

Supervisory Bodies Responsible for Flood Risk at the Planning Stage

The Environment Agency takes responsibility for England, Natural Resources Wales for Wales and the Scottish Environment Protection Agency for Scotland.

The requirements for Flood Risk at the Planning Stage are set out in the following relevant planning policy documents:-

England
National Planning Policy Framework
NPPF

Scotland
Scottish Planning Policy

National Planning Policy Framework
Scottish Planning Policy

For further detail on Flood Risk Assessment reports for a proposed development in England please click here

For further detail on Flood Risk Assessment reports for a proposed development in Scotland please click here

Wales
Planning Policy Wales
TAN 15

TAN 15

For further detail on Flood Consequence Assessment
reports for a proposed development in Wales please click here

Request a Fee Proposal

We would welcome the opportunity to provide you with a competitive fee proposal, simply call Sanderson Associates on 01924 844080 and ask to speak to a member of our Flood Risk Team or click here to complete our secure online form.

Flood Risk Assessment, Flood Consequence Assessment FRA, FCA, National Planning Policy Scottish Planning Policy, Planning Policy Wales TAN 15