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Flood Risk Assessments

En-Plan are able to advise you on a range of building and design projects, no matter the scale of the project you proposing. The design process can be both complex and time consuming, we are here to help you through this. A Flood Risk Assessment (FRA) is a systematic evaluation of the potential risks and impacts of flooding on a site or area. It is conducted to understand and manage flood risk associated with new developments or changes in land use. The purpose of an FRA is to identify the likelihood and consequences of flooding and propose appropriate mitigation measures to minimize the risk to people and property. Here are the key components typically included in a Flood Risk Assessment:

Site Description: An overview of the site's location, topography, and proximity to water bodies such as rivers, lakes, or coastal areas. It also considers any existing flood defenses or infrastructure nearby.
Flood Hazard Identification: Assessment of the sources and types of flooding that may affect the site, such as river flooding, coastal flooding, surface water flooding, or groundwater flooding. It considers historical flood data, flood modeling, and floodplain mapping.
Vulnerability Assessment: Evaluation of the potential impacts of flooding on the site, including the extent of flood inundation, depth of floodwaters, and the vulnerability of buildings, infrastructure, and occupants. It may consider factors like building construction, elevation, and flood resilience measures.
Climate Change Considerations: Recognition of the potential impacts of climate change on flood risk. This includes assessing future flood scenarios and accounting for projected changes in rainfall patterns, sea level rise, or other relevant climate factors.
Mitigation Measures: Recommendations for measures to reduce flood risk, such as flood-resistant building design, raising floor levels, flood storage areas, sustainable drainage systems, or flood barriers. These measures aim to enhance flood resilience and minimize the potential impacts of flooding.
Emergency Planning and Evacuation: Consideration of emergency response and evacuation plans in the event of a flood. This may involve assessing escape routes, flood warning systems, and coordination with local authorities and emergency services.
Sequential Test and Exception Test: Compliance with the Sequential Test and Exception Test, which are planning policy requirements in the UK. The Sequential Test ensures that new development is located in areas with the lowest risk of flooding, while the Exception Test allows development in higher-risk areas under certain circumstances.

Flood Risk Assessments are typically prepared by qualified professionals, such as hydrologists, flood risk consultants, or environmental consultants, who have expertise in assessing flood risk and implementing appropriate mitigation measures. The assessment findings and recommendations help inform planning decisions, ensuring that development takes into account flood risk considerations and promotes resilience to flooding.

Flood Risk in the United Kingdom

Flood risk is a significant concern in the UK due to its geographical location and climate. Several factors contribute to flood risk, including heavy rainfall, coastal storms, river flooding, inadequate drainage systems, and urban development in flood-prone areas. The UK has experienced severe floods in the past, leading to property damage, disruption of services, and, unfortunately, loss of life.

To address and manage flood risk, various measures and organizations are in place:

The Environment Agency: The Environment Agency is the primary authority responsible for managing flood risk in England. They develop flood risk management strategies, monitor river and coastal conditions, issue flood warnings, and oversee the maintenance and improvement of flood defenses.
Flood Risk Assessments (FRAs): Developers and local authorities are required to conduct Flood Risk Assessments when proposing new developments in flood-prone areas. FRAs help identify and mitigate potential flood risks and ensure appropriate measures are taken to protect people and property.
Flood Insurance: The UK has a competitive flood insurance market, and homeowners and businesses can purchase flood insurance to protect their properties. Flood Re is a joint initiative between the UK government and insurance industry that provides affordable flood insurance for those in high-risk areas.
Flood Defenses: The UK has an extensive network of flood defenses, including flood walls, embankments, and flood storage reservoirs. These structures aim to reduce the risk of flooding and protect vulnerable areas.
Flood Warning Systems: The Environment Agency operates a national flood warning system, which provides alerts and advice to residents and businesses in flood-prone areas. The system uses various methods such as phone messages, text messages, emails, and social media to disseminate warnings.
Land Use Planning: Local authorities consider flood risk when making land use planning decisions. They aim to restrict development in high-risk areas and promote sustainable and flood-resilient development practices.

It's important to note that flood risk management is an ongoing process, and the UK government continues to invest in flood defenses, research, and public awareness campaigns to mitigate the impacts of flooding. For the most up-to-date and detailed information on flood risk in specific areas of the UK, including flood maps and warnings, it is advisable to visit the official website of the Environment Agency or the respective environmental agencies in Scotland, Wales, and Northern Ireland.

We support your planning application

If your planning application has been rejected on any flood risk ground, we’re here to help you. The revised National Planning Policy Framework was published on 24 July 2018 and sets out the government’s planning policies for England. The NPPF sets out planning and policies related to development planning and flood risk using a sequential characterisation of risk based on planning zones and the Environment Agency’s Flood Maps. The aim of the flood risk assessment is to identify which Flood Zones the site is located in and vulnerability classification relevant to the proposed development, based on an assessment of current and future conditions.

All forms of flooding and their impact on the natural and built environment are material planning considerations. NPPF requires flood risk to be taken into account at all stages of the planning process to avoid inappropriate development. This should take account of:

– the nature of flood risk;
– the spatial distribution of flood risk;
– climate change impacts; and
– the degree of vulnerability of different types of development.

The Sequential Test

The Sequential Test is a planning policy requirement in the UK that is used to guide land use planning decisions and prioritize development in areas with the lowest risk of flooding. It is part of the Flood Risk Assessment process and aims to prevent or minimize development in flood-prone areas.

The Sequential Test involves a sequential and risk-based approach to site selection for development. It consists of three sequential steps:

Step 1: Consideration of Locations with Lowest Flood Risk: The first step is to identify and consider sites within the development plan area with the lowest probability of flooding. This typically includes areas that are outside of flood zones, have a low flood risk, or are less susceptible to flooding. The aim is to direct development to areas where flood risk is naturally lower.
Step 2: Application of Flood Risk Management Measures: If suitable sites with the lowest flood risk are not available, the second step involves considering sites within flood zones or higher flood risk areas. However, before proceeding with development in these areas, flood risk management measures should be applied to reduce the risk. This may include measures like flood storage areas, flood defenses, or sustainable drainage systems.
Step 3: Assessment of Exceptional Circumstances: If no reasonably available sites with lower flood risk or suitable mitigation measures are found, the third step involves assessing whether there are exceptional circumstances that justify development in higher flood risk areas. Exceptional circumstances could include significant social, economic, or environmental benefits that outweigh the flood risk, provided that the development is appropriately flood resilient and does not increase flood risk elsewhere.

The purpose of the Sequential Test is to ensure that development is directed away from areas at highest risk of flooding, reducing the potential for flood damage to people and property. By prioritizing development in lower flood risk areas and encouraging flood risk management measures, the test aims to enhance the overall resilience of new developments to flooding.

It's important to note that the Sequential Test is a requirement in England and Wales, but there may be variations in flood risk assessment and planning policies in different parts of the UK, such as Scotland or Northern Ireland. Local planning authorities and flood risk consultants can provide specific guidance on the application of the Sequential Test in a particular region.

The Exceptions Test

The Sequential Test involves a sequential and risk-based approach to site selection for development. It consists of three sequential steps:

Step 1: Consideration of Locations with Lowest Flood Risk: The first step is to identify and consider sites within the development plan area with the lowest probability of flooding. This typically includes areas that are outside of flood zones, have a low flood risk, or are less susceptible to flooding. The aim is to direct development to areas where flood risk is naturally lower.
Step 2: Application of Flood Risk Management Measures: If suitable sites with the lowest flood risk are not available, the second step involves considering sites within flood zones or higher flood risk areas. However, before proceeding with development in these areas, flood risk management measures should be applied to reduce the risk. This may include measures like flood storage areas, flood defenses, or sustainable drainage systems.
Step 3: Assessment of Exceptional Circumstances: If no reasonably available sites with lower flood risk or suitable mitigation measures are found, the third step involves assessing whether there are exceptional circumstances that justify development in higher flood risk areas. Exceptional circumstances could include significant social, economic, or environmental benefits that outweigh the flood risk, provided that the development is appropriately flood resilient and does not increase flood risk elsewhere.

Case Study: Erection of detached bungalow and rear extension to existing house.

Location87 SPALDING COMMON SPALDING PE11 3AU

Proposal

This is an application at 87 Spalding Common, Spalding for the erection of a detached bungalow
and a rear extension to existing house. The proposal seeks to provide a two storey northern rear
elevation extension. At ground floor level a kitchen will be provided, with two bedrooms at first floor
level. The footprint of the dwelling will be reduced as a result of the proposal. The proposed bungalow would be sited close to the eastern boundary and would contain two bedrooms, a bathroom and an open plan kitchen / lounge. The dwelling would be set at 1.05 metres above existing ground level to address flood risk
Render and tile of the extension would be to match that of the existing dwelling. The bungalow materials will be brick and tile. The exact details would be addressed by condition.

Site description

The proposal site is located within defined settlement limits and the surrounding area is predominately characterised by linear development of varying ages and designs. Fantail House is located to the north of the site with Appleton House to the east, 87 and 88 Spalding Common to the south and the road named Spalding Common to the west with grass banks and South Drove Drain beyond. There is currently a mobile home sited on the approximate footprint of the proposed dwelling. The site is in Environment Agency Flood Zone 2, and in a "Danger for Most" hazard area, with a maximum predicted flood depth of 0.5 metres at the western part of the site, and 1 metre where the proposed bungalow is sited.

Flood Risk Assessment

The Environemnt Agency were provising te technical date thta En-LOlan would utilise in then Flood Risk Assessment for this site, whihc included the following:

1. Flood Map

The attached map includes the current Flood Map for your area. The Flood Map indicates the area at risk of flooding, assuming no flood defences exist, for a flood with a 0.5% chance of occurring in any year for flooding from the sea, or a 1% chance of occurring for fluvial (river) flooding. It also shows the extent of the Extreme Flood Outline which represents the extent of a flood with a 0.1% chance of occurring in any year, or the highest recorded historic extent if greater.

In some locations, such as around the fens and the large coastal floodplains, showing the area at risk of flooding assuming no defences may give a slightly misleading picture in that if there were no flood defences, water would spread out across these large floodplains. This flooding could cover large areas of land but to relatively shallow depths and could leave pockets of locally slightly higher land as isolated dry islands. It is important to understand the actual risk of the flooding to these dry islands, particularly in the event of defence failure.

The Flood Map also shows the location of formal raised flood defences and flood storage reservoirs. It represents areas at risk of flooding for present day only and does not take account of climate change.

2. Historic Flood Event Outlines

A copy of the Historic Flood Event Outlines Map showing the extent of previous recorded flooding in your area is attached. This only covers information we hold and it is possible recent flooding may have occurred which we are currently investigating, therefore this information may be subject to change. It is possible other flooding may have occurred which other organisations, such as the Lead Local Flood Authority (ie top tier council), Local Authority or Internal Drainage Board (where they exist), may have records.

3. Schemes in the area

There are no ongoing capital projects to reduce or sustain the current flood risk to this site.

4. Fluvial Flood Risk Information

The existing fluvial defences reducing the risk of flooding to this site consist of earth embankments. They are in fair condition and reduce the risk of flooding (at the defence) to a 1% (1 in 100) chance of occurring in any year. A flood storage reservoir also helps to reduce the risk of flooding to this site.We inspect these defences routinely to ensure potential defects are identified. Refer to paragraph 3 for details of any ongoing capital projects to reduce the flood risk to this site.

Available modelled fluvial flood levels and flows for the model nodes shown on the attached map are set out in the data table attached. This data is taken from the model named on the data table, which is the most up-to-date model currently available. Please note these levels are “in-channel” levels and therefore may not represent the flood level on the floodplain, particularly where the channel is embanked or has raised defences.
Our models may not have the most up to date climate change allowances. In time we will update our models for the latest allowances. You should refer to 'Flood risk assessments: climate change allowances' to check if the allowances modelled are appropriate for the type of development you are proposing and its location. You may need to undertake further assessment of future flood risk using different allowances to ensure your assessment of future flood risk is based on best available evidence.

For certain locations we have carried out modelling to map the maximum values of flood depth, velocity and hazard rating (danger to people) resulting from overtopping and / or breaching of defences at specific locations for a number of scenarios. At present this information is available for fluvial flood risk in Northampton, Lincoln, Wainfleet and some isolated rural locations. The number of locations we have this information for is expected to increase in time. Detailed Hazard Mapping is available within the 2017 Update of South Holland Strategic Flood

Impacts of Flooding

Although the site is within a Flood Zone the close proximity of flood defences the site is not at risk in the future. No significant impacts are expected as a result of the proposals and the distance of the site from the river systems gives 2-3 days warring in the event of an incident. The extensive planning history in the locality has accepted residential development in Spalding Common as acceptable.

The NPPF requires the application of the Sequential Test to steer new development to areas with the lowest probability of flooding. If, following the application of the Sequential Test, it is not possible, consistent with wider sustainability objectives, for the development to be located in area with a lower probability of flooding, the Exceptions Test can be applied if appropriate. The South East Lincolnshire Strategic Flood Risk Assessment (March 2017) is the basis for applying the Sequential Test. This concludes that the vast majority of South Holland District is in Flood Zones 2 and 3. Therefore, consistent with wider sustainability objectives, it is not realistically possible to direct all development to zones with a lower probability of flooding. As such, the document outlines a methodology whereby the SFRA hazard and depth maps (in that order) are to be utilised when determining flood risk and applying the sequential test. Using this methodology it is possible to use the information to steer development towards the areas of lower flood risks as advised within Section 14 of the NPPF.

The site is located within Environment Agency Flood Zone 2 and the South East Lincolnshire Strategic Flood Risk Assessment (March 2017) (SFRA) shows that the site falls within a "Danger for Most" hazard zone, with predicted flood depths of up to 0.5 metre at the western end of the site and 1 metre to the eastern end. The Local Plan has allocated sequentially preferable sites in terms of flood risk that are capable of meeting the identified housing targets for individual settlements. Although the application site is not a housing allocation within the Local Plan (only suitable sites capable of accommodating 10+ dwellings have been allocated), the site does lie within the settlement boundary for Spalding. In general, there is a presumption in favour of sustainable development within settlement boundaries and windfall sites are expected to have a contribution towards housing supply (and maintaining the 5-year supply of deliverable sites) in the district. As such, one could argue that, should the site be acceptable in all regards, and if the Exceptions Test is successfully passed, that the site is acceptable in flood risk terms, notwithstanding the fact that there are sequentially preferable
allocated sites in the adopted Local Plan. In order for the Exceptions Test to be passed, it must be demonstrated that the proposed development will provide wider sustainability benefits to the community that outweigh flood risk, and that it will be safe for its lifetime, without increasing flood risk elsewhere and where possible reduce flood risk overall.

With regard to the above, the development would provide some wider sustainability benefits to the
community through a contribution (albeit small) towards housing supply, and other benefits including
generating employment during the construction period and its proximity to a range of services and
facilities. The submitted flood risk assessment recommends that finished floor level of the proposed
bungalow should be at a minimum level of 3.85m ODN (which is 1.05 metres above the existing ground level on the eastern area of the site. Taking into account the predicted flood depths previously identified, this should ensure that the development is safe for its lifetime. In terms of drainage, the proposal is for surface water to be disposed of via soakaways and for connection to the made to the existing main drainage network for foul water disposal. Given the above, the proposal is considered to be in accordance with Policies 2, 3 and 4 of the Local Plan with regard to their provisions on flood risk and drainage.

Preparations for flooding

The Environment Agency provides a Flood Warning Service which includes Flood Warning Codes and uses direct warning methods where the impacts of flooding are high. Flood warning sirens are currently operated in King’s Lynn. Indirect warnings are provided in all flood risk areas and even those with a low risk of flooding. The main method is media broadcast via local radio and television and via automated texting and/or telephone messages. The Environment Agency also operate a 24 hour a day floodline service providing advice information on flooding on 0845 988 118.

On occupation of the premises the new occupants will produce a flood plan which will be kept in an easily accessible place for all to see.

As the proposal is for residential development in an established residential area where the principle of development has been acceptable by the LPA and Environment Agency the site is deemed acceptable. No objections. Finished floor levels shall be set no lower than 3.85 metres above Ordnance Datum
(AOD). Flood resilient and resistance measures shall be incorporated up to at least 300mm above finished floor levels.

Planning Assessment

1. The size, scale and layout of the proposed extension and bungalow is considered to be
appropriate for the site. No trees will be removed to facilitate this proposal. Due to the minor size of
the rear extension and the bungalow being set away from the highway there is not considered to be
a material impact on the character and amenity of the surrounding area.

2. The design of the extension is to match that of the existing dwelling and the bungalow is of a
standard design. The orientation of the fenestration on the extension is not materially different to
that of the existing. The orientation of the bungalow best enables access and egress, whilst seeking
to minimise amenity impact.

3. Render and tile of the extension would be to match that of the existing dwelling. The bungalow
materials will be brick and tile. The exact details would be addressed by condition. The suggested
material types are considered to be appropriate for the site.

4. The access to the site is unaltered. The existing dwelling and the proposed bungalow both have
two off road parking spaces. Each property has no more than 3 bedrooms so the provision of two
spaces accords with Appendix 6 of the SELLP.

5. The capacity of existing community services and infrastructure is not impacted by this proposal.

6. There is not considered to be a material noise, odour or disturbance impact from the proposal.
With regard to visual intrusion the following can be observed:

Overdevelopment - The proposed extension to the dwelling is subservient in scale and the plot size
of the proposed bungalow site is larger than that of the existing dwellings 87 and 88 Spalding
Common to the south.

Overlooking - Considerations have been made in the context of a one metre high finished floor level
to address flood risk. There is not considered to be a material increase in overlooking from the
proposed extension which has similar fenestration and is 1.4 metres closer to the northern boundary
at first floor level but further away at ground floor level where is the existing kitchen is to be removed
and replaced. These windows will face the 1.8 metre high boundary fence with Fantail House to the
north as well as the frontage garden beyond, as the previous windows did. Fantail House was
granted change of use permission to operate as a business use under application H16-0346-18.
With regard to the bungalow, the proposed eastern rear elevation lounge, kitchen and bedroom
windows are adjacent a 1.8 metre high fence beyond which Appleton House is sited. This property
has an open frontage and can be viewed from the roads Spalding Common and South Drove. The
nearest distance to habitable room fenestration at Appleton House is at the 13 metres to the ground
floor dining room. To address the the potential for overlooking between the two properties a
condition will be added to install a 2.2 metre high fence on the eastern boundary. To the southern
elevation the shower room will be obscured glazed so is not considered to represent an overlooking
impact. To the western frontage elevation the bedroom window will face a grassed frontage garden,
the access road and the north-east corner of 88 Spalding Common. The frontage lounge window
will face the access road. On the northern side elevation an access door will serve the lounge and
face the existing 1.8 metre high fence with Fantail House. None of the

Overshadowing - Considerations have been made in the context of a one metre high finished floor
level to address flood risk. The dwelling is sited to the north and east of 87 and 88 Spalding
Common so there is not considered to be an overshadowing impact on these properties due to the
southerly trajectory. Following a request from the local planning authority a detailed shadow cast
report has been submitted. This show that there is not a material overshadowing impact on Fantail
House to the north and and Appleton House to the east.

11. There is not considered to be a material noise, odour or disturbance impact from the proposal.
With regard to visual intrusion the following can be observed:
Overdevelopment - The proposed extension to the dwelling is subservient in scale and the plot size
of the proposed bungalow site is larger than that of the existing dwellings 87 and 88 Spalding
Common to the south.

Further Information

Please CONTACT US for a free no obligation consultation or email me on simon@en-plan.co.uk. I look forward to talking through any proposals you may have.