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Flood risk

A Flood Risk Assessment (FRA) will be required for development proposals of 1 hectare or greater in Flood Zone 1 and for all proposals for new development located in Flood Zones 2 and 3 as designated by the Environment Agency. An FRA will also be required for any development other than minor development in a designated critical drainage area which has been notified to the Local Planning Authority by the Environment Agency.

The FRA should identify and assess the risks of all forms of flooding to and from the development and demonstrate how these flood risks will be managed, taking climate change into account.  The FRA should identify opportunities to reduce the probability and consequences of flooding. It should include the design of surface water management systems including Sustainable Drainage Systems (SUDs) and address the requirement for safe access to and from the development in areas at risk of flooding.

The FRA should be prepared by an applicant in consultation with the local planning authority with reference to the published local development documents and any Strategic Flood Risk Assessment. The FRA should form part of an Environment Statement when one is required by the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended.  

The National Planning Policy Framework 2012 (paragraphs 100 - 104 inclusive) provides guidance on development where it may be directly affected by flooding or affect flooding elsewhere.

This advice is reflected in Policy E8 of the current Local Plan; to find out which flood zone your site lies within, you can visit the Environment Agency's website

On entering the site's postcode, a map is displayed which shows areas at risk from flooding. Alternatively you can contact Housing and Development Control  (see contact details below) and we will advise you. Once you have determined which flood zone your site is in, click here which contains a flood risk matrix and will advise you whether a Flood Risk Assessment or sequential test is needed. To access this, select 'Applicant and Agent advice'. Click on the relevant box and the advice we might expect from the Environment Agency will appear.

If that advice requires a Flood Risk Assessment to be submitted, then you would be advised to do so with (or in advance of) your application.

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