Commercial / Industrial Flood Risk Assessment

A Flood Risk Assessment (also known as an FRA) is a planning document that allows clients and local authorities to assess the flood risk to a site. This allows local authorities to understand whether a development will be safe to build in its current state in relation to different types of flooding.

FRA’s are necessary for many different project sizes, from new home extensions to constructing multiple properties on a large piece of land. It assesses multiple sources of flooding to your existing and future development/site, whilst referencing National and Local Planning Policies.

The flood assessment further establishes whether any other third parties could provide comments about the development (such as; Environment Agency, Local Drainage Boards, Lead Local Flood Authority, etc).

The key outcomes of the flooding risk assessment in a basic form are;

• Establish the risk of flooding to the site
• Cross-reference the findings from a review of the flood data against national and local planning policy
• Confirm what is and is not viable based on the initial data review
• Review proposed design/layout and comment on whether the development would be acceptable for planning
• Assess impacts onsite and offsite as a result of constructing the development
• Advise and provide recommendations of what mitigation measures could be introduced to prevent flooding impacting the site, its future users/occupants, and whether it increases the risk of flooding elsewhere, post-construction.

It should be noted that even if a development can be shown to be mitigated from the flood risk, planning authorities still may not deem it acceptable for construction. Certain developments have stricter planning and are therefore more stringent on what is and isn’t acceptable. This is something we can advise you on upfront during our initial consultation so you’ll know if there are some additional complexities with your project or the flood zone it’s located in.

Read more about what a flood risk assessment is.

Flood zones classify land by the annual probability of river and sea flooding. They are defined in Annex F, table 1 of the NPPF and mapped by the Environment Agency on the Flood Map for Planning. Flood Zone 1 is less than 0.1%. Flood Zone 2 is between 1% and 0.1% from rivers, or 0.5% and 0.1% from the sea. Flood Zone 3a is 1% or more from rivers, or 0.5% or more from the sea. Flood Zone 3b, the functional floodplain, is where water has to flow or be stored in floods, identified by the council in its strategic flood risk assessment.

The aim of the sequential test is to steer new development to areas with the lowest risk of flooding. Development should not be allocated or permitted if there are reasonably available sites appropriate for the proposed development in areas with a lower risk of flooding. The strategic flood risk assessment will provide the basis for applying this test. The sequential approach should be used in areas known to be at risk now or in the future from any form of flooding.

The National Planning Policy Framework (NPPF) states that all plans and strategic policies informed by a Strategic Flood Risk Assessment should adopt a sequential, risk-based approach to the location of development. Inappropriate development in areas at risk of flooding should be avoided by directing development away from high-risk areas. This isn’t always possible, and when it isn’t, the development should be made safe for its lifetime, tailored to its specific use, and without increasing flood risk elsewhere.

The sequential risk-based approach to the location of development should also consider the current and future impacts of climate change. In circumstances where it is demonstrated that the site could be at risk of flooding or is currently in a flood zone, then it is necessary to apply the Exception Test, which is discussed below in greater detail.

In summary, the sequential test is required to be applied for strategic planning purposes, reviewing site allocations and the flood zones they are located within to support the Local Plan. The Sequential Test can also be applied for single planning applications. In both instances, it is encouraged that new development should be located in areas of lowest flood risk – Flood Zone 1.

If your site is located in Flood Zone 2 or 3 then it could be requested by the Local Planning Authority and Lead Local Flood Authority to produce a Sequential Test, which justifies why development of your site in a flood zone over another which is not, is preferred and should be considered.

It should be further noted that where planning applications come forward on sites allocated in the development plan through the sequential test, applicants need not apply the sequential test. This is because it has already been conducted by the Lead Local Flood Authority / Local Planning Authority.

To determine whether your development may require a sequential test, as well as a Flood Risk Assessment, please contact us. We can work with you to discuss your site, development aspirations, and how best to mitigate flood risk.

The Exception Test is necessary when a development is located in a flood zone.

The need for the exception test will depend on the potential vulnerability of the site and of the development proposed.This is in line with the Flood Risk Vulnerability Classification set out in National Planning Policy Guidance.

The Exception Test consists of two parts. Both elements should be satisfied for the development to be allocated (Development Plan) or permitted (planning application).

For the exception test to be passed, it should be demonstrated that:

The development would provide wider sustainability benefits to the community that outweigh the flood risk.

The development will be safe for its lifetime, taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall.

A professionally written, researched and thought-out Flood Risk Assessment can add real value to your planning application. It can reduce the costs of the application process through redesign, time, and water management.

Our highly experienced team can review developments against the policy requirements and flood zones. We then utilise our industry experience and local region knowledge to ensure that we provide you with the correct answer. We do this all for a highly competitive price, with no “one size fits all” quotes.

There are a lot of different parameters that can influence the time it takes to complete an FRA. Each project is unique and has different flood risks, designs, environmental conditions, topography, historic uses, and are subject to different planning policies. All of these can affect the time it takes for a flood risk assessment to be completed. The industry standard for an FRA is around 4 to 6 weeks.

Our team, however, have experience in supporting over 4,100 projects and have developed methods and techniques to analyse data efficiently and effectively review every aspect in a timely manner. On average, our FRA reports take 5 to 10 working days once we have received the necessary data.