Flood Risk or
Flood Consequence Assessment?

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 and the Planning Practice Guidance.

The UK Government has put together a very useful website 'Flood map for planning', 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 and Flood Risk Management (Scotland) 2019, which are 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 dependent 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

Flood Assessments for alteration and small scale extension works (up to a certain size) are generally covered by standing advice notes from the relevant Environmental body to inform the preparation of Level 1 reports.

If a Flood Risk Assessment or a Flood Consequence Assessment is required the assessment will be required to be submitted at the same time as all the other required 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:-