Do I Need an FRA? : Potamos Consulting

Do I need an FRA?

For all development in the UK, flooding is a material consideration in the planning process and consequently the planners, with advice from the relevant regulator, will consider both whether a new development will itself be directly at risk of flooding, and also whether the development is likely to increase the risk of flooding elsewhere. A Flood Risk Assessment will be required to accompany some planning applications but the rules vary depending on whether the proposed development site is located in England and Wales, Scotland, or Northern Ireland.

Additionally, the performance of a development in terms of both water usage and surface water runoff are mandatory considerations when undertaking development in accordance with the Code for Sustainable Homes and basic flood risk and drainage information, detailing how it is proposed to meet these requirements, will need to be provided with the planning application.

England and Wales

In England and Wales the Environment Agency requires that a Flood Risk Assessment be submitted:

With all applications for development of sites in Flood Zones 2 and 3 (i.e. areas with a 1 in 1000 (0.1%) or greater annual probability of flooding from rivers or the sea);
With applications for development of sites measuring 1 hectare or more in area in Flood Zone 1; and
With applications for development of sites measuring less than 1 hectare in Flood Zone 1 but where there is a known risk or history of flooding from other sources.

The requirements of a Flood Risk Assessment do however vary between England and Wales in light of different applicable flood risk policies, Planning Policy Statement 25: Development and Flood Risk (PPS 25) in England and Technical Advice Note 15: Development and Flood Risk (TAN 15) in Wales.

Scotland

Scottish Planning Policy 7: Planning and Flooding (SPP 7), the applicable flood risk policy in Scotland, requires that a Flood Risk Assessment be submitted with all applications for development in Medium to High Risk areas i.e. areas with a 1 in 200 (0.5%) or greater annual probability of flooding from rivers or the sea.

A Flood Risk Assessment may also be required for development on sites at the upper end of the Low to Medium flood risk area (i.e. where annual probability approaches 1 in 200 or 0.5%) or where local circumstances indicate heightened risk.

Northern Ireland

Planning Policy Statement 15: Planning and Flood Risk (PPS15), the applicable flood risk policy in Northern Ireland, requires that a Flood Risk Assessment be submitted with all applications for development in floodplains i.e. areas with a 1 in 100 (1%) or greater annual probability of flooding from rivers and/or a 1 in 200 (0.5%) or greater annual probability of flooding from the sea.

Go back to "Know Your Flood Risk"