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The risk of flooding is a material consideration in determining any application for planning permission, and in many cases an application submitted without a flood risk assessment (FRA) will be refused permission (or a decision will have to be delayed while the applicant prepares and submits an FRA and this is assessed). Potential applicants are advised to assess the likely flood risk implications of their proposals in advance, and the following gives some guidance in doing so.
The Council, as local planning authority (LPA) takes advice from the Environment Agency (EA) as to flood risk, and in the case of major developments the EA will be prepared to consider an FRA submitted directly to it prior to the submission of an application to the LPA, so that the application can be accompanied by a letter of compliance from the EA. Further information on this can be obtained from the Environment Agency, by calling Planning Liaison on 01473 706016. Please note, however, that if subsequent negotiations with the LPA result in a significant amendment to the proposal this may require the FRA to be amended and resubmitted.
Flood risk is assessed according to:
- the likelihood and potential extent of flooding
- the scale of the impact
A potential applicant could judge these by accessing two relevant web-sites. Firstly the http://www.environment-agency.gov.uk/ contains a Flood Map, which can be selected by entering the site’s postcode. The map then shows areas at risk from flooding. Another web-site; http://www.pipernetworking.com/ contains a flood risk matrix. To access this, select "Browse the EA Flood Risk Standing Advice for Local Planning Authorities" below the Environment Agency logo on the home page – then click on "fz matrix" on the new header bar.
This opens up a matrix, with types of development arranged vertically and zones subject to flood risk arranged horizontally. This is the matrix the EA uses to advise LPAs on flood risk. Roughly speaking, zone 3 equates to the area shown on the EA Flood Map as "Flooding from rivers or sea without defences" and zone 2 to "Extent of extreme flood." "Main river" means not just the Stour or Gipping, but includes also significant stretches of the rivers on the attached list. You can find out if your river is ‘Main’ by calling the Environment Agency on the above number.
Using these two you can find out in which box of the matrix your proposed scheme falls into. Click on that box, and the advice we might expect from the EA will appear. If that advice requires an FRA to be submitted, then you would be advised to do so with (or in advance of) your application. If you return to the Flood Risk page on the pipernetworking web-site, there is access there to guidance on drawing up FRAs. If the advice in the matrix is that planning permission should be refused, then unless you can overcome the objections by negotiating modifications to the development, then you can expect a refusal to be the outcome.
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