Environment Agency pre-application advice incorporating Local Flood Risk Standing Advice from East Lindsey District Council

Transcription

1 Environment Agency pre-application advice incorporating Local Flood Risk Standing Advice from East Lindsey District Council Version 1 UNCLASSIFIED

2 We are the Environment Agency. We protect and improve the environment and make it a better place for people and wildlife. We operate at the place where environmental change has its greatest impact on people s lives. We reduce the risks to people and properties from flooding; make sure there is enough water for people and wildlife; protect and improve air, land and water quality and apply the environmental standards within which industry can operate. Acting to reduce climate change and helping people and wildlife adapt to its consequences are at the heart of all that we do. We cannot do this alone. We work closely with a wide range of partners including government, business, local authorities, other agencies, civil society groups and the communities we serve. Published by: Environment Agency Horizon house, Deanery Road, Bristol BS1 5AH enquiries@environment-agency.gov.uk Environment Agency 2011 All rights reserved. This document may be reproduced with prior permission of the Environment Agency. Further copies of this report are available from our publications catalogue: or our National Customer Contact Centre: T: enquiries@environment-agency.gov.uk.

3 Foreword Flood risk is one of the issues that you will need to consider when you are planning a new development, whether you are proposing a home extension or something bigger, or even a potential change of use. The local planning authority will make a decision on whether a proposed development will be suitable or not. The Environment Agency is often consulted as part of this process to provide expert advice. This can take the form of bespoke advice on a case by case basis, or where proposals are deemed lower risk we often issue our advice via a series of standard comments known as 'standing advice'. Standing Advice forms an important part of the Government's reform of the planning system, by delivering faster and more consistent decisions while continuing to give full consideration to possible environmental effects. The purpose of this pre-application document is to allow developers access to this standing advice, so that they can incorporate the appropriate flood risk mitigation into the design of their proposals, prior to submitting a formal planning application to East Lindsey District Council. Further information on the principles of Standing Advice can be found on our website. The current link to this information is

4 Guidance Notes 1.0 Introduction The Environment Agency has produced local standing advice, in the form of a matrix, to enable East Lindsey District Council to make decisions on low risk planning applications where flood risk is an issue. The advice also sets out the level of mitigation that we would look for in higher risk proposals. This was formally adopted in May This standing advice removes the need to directly consult us for an individual response on lower risk applications, whilst also identifying those higher risk development situations where case by case consultation with the Environment Agency should continue. Our standing advice provides guidance on the minimum levels of flood risk mitigation that would be expected for various types of development, dependent on the level of flood risk and other constraints. In order to make full use of this guidance you may need to acquire additional information on the flood risk to your proposed development site. 2.0 Which geographical areas does this standing advice apply to? This standing advice applies to sites within the boundaries of East Lindsey District Council. It is most relevant to sites with an identified flood risk, or those sites within the coastal floodplain that are covered by the Environment Agency s Coastal Hazard Mapping. 3.0 Identifying the flood risk constraints to a proposed site The flood risk to a proposed site can be identified using mapping made available by the Environment Agency. Does the proposed development site fall within one or more of the following designations: the flood zone (i.e. zone 3 high probability or zone 2 medium probability ); a flood hazard area 1 (i.e. danger to all, danger to most, danger to some); outside of the flood zone (i.e. zone 1 low probability ). byelaw distance of a Main River of sea defence; The answer to this question will determine where on the horizontal axis of the matrix the development will fall, i.e. into which flood risk column. Information on the three principal flood risk constraints (i.e. Main Rivers or sea defences, the hazard zones and the flood zones) can be obtained from the Environment Agency by requesting the relevant data, known as a Product. Further information on the types of Product that are available can be found at In addition to the normal collection of products that we offer, the Environment Agency s Coastal Hazard Mapping has been produced, which covers the Coastal Floodplain of East Lindsey District Council. This mapping will determine whether or not a proposed site falls within a flood hazard area. Our Hazard Mapping shows the consequences should a breach or overtopping of our existing sea defences occur. The results show the likely flood depths, velocities and overall hazard to a proposed site. This mapping can be obtained by requesting a Product 8 from our Customers and Engagement team at custanno.lincoln2.an@environment-agency.gov.uk To use this data 1 See Appendix 1 for further information on Flood Hazards to people

5 commercially, such as in a Flood Risk Assessment, there will be a charge for the information and accompanying licence. 4.0 Identifying the development type from the categories set out in the matrix The vertical axis of the matrix, or row, sets out the different development types. The development type is easily determined in most cases by referring to the Technical Guidance to the National Planning Policy Framework (please see Table 2: Flood risk vulnerability classification). This should be read in conjunction with the National Planning Policy Framework. Please note that if a proposed building is to incorporate a mixture of uses then the whole building should be assigned the highest of the relevant flood risk vulnerability classifications. Where proposals incorporate different uses across a range of buildings or a larger site, the development may fall within several classifications of flood risk vulnerability. Please note that the matrix further differentiates between major and non-major development proposals. Major development is defined as either applications for 10 houses or more, nonresidential development where the new floorspace to be provided is 1,000 square metres or more, or where the site area is 1 hectare or more in total. 5.0 Identifying which cell(s) of the matrix the proposal falls into. Having applied steps 3 and 4 above, this should indicate which cell should be selected from the standing advice matrix, for any given proposal. Please note that more than one section of the matrix may be relevant. For example, developments that will contain a mixture of flood risk vulnerability classifications or developments where proposed works have the potential to require additional consents from the Environment Agency. 6.0 Interpreting the information within the applicable cell(s) of the matrix Having identified the correct cell(s) within the matrix, this will provide a link to your pre-application flood risk guidance. In addition to flood risk considerations, the correct cell will also indicate scenarios where additional flood risk related consent(s) may be needed from the Environment Agency. 7.0 Requesting the Environment Agency s free planning advice The Environment Agency offers a free pre-application advice service in the form of a preliminary opinion. Each developer will be entitled to one free preliminary opinion, for each proposed development. If you decide to request our free planning advice on your proposed development, in addition to the flood risk advice contained within this matix, we will: Identify all other environmental constraints from our constraint maps Check for site specific local environmental issues that concern us Provide a statement of any environmental issues you should consider further Let you know about environmental permits, licences and consents that your proposed development will need from us Based on the information you have given us we will give you our 'preliminary opinion' that: The proposed development raises no environmental issues for us, or The proposed development raises some environmental issues that concern us and you will need to undertake further work to show how to ensure no adverse environmental impacts, or On environmental grounds we would object in principle to the proposed development If your development raises environmental issues or you require additional guidance, you can receive further advice from us subject to charges. This further advice could take the form of feedback on technical reports including Flood Risk Assessments, or attending meetings or site visits.

6 Addressing planning issues at the pre-application stage has long been recognised as good practice. It enables consideration of both minor and complex issues, outside the constraints of the statutory planning timeframe. 8.0 Requesting further planning advice through the Environment Agency s charged service Following its introduction on 03 February 2014, our charged service will help you to improve your application and to meet conditions placed on permissions already granted. We may offer advice on, for example, mitigating the environmental impacts that concern us or highlighting opportunities for environmental enhancements. We will provide a project manager to oversee our advice, agreeing tasks and timetables with you. This is so that we can make specialists available when you need advice from them. We can provide advice on documents and plans you provide (such as Flood Risk Assessments), advice on aligning planning and permitting requirements, or other specific tasks that we agree. Furthermore, we may carry out desk based analysis, arrange meetings or even make site visits as set out in our agreement with you. Should you request further advice your local Area Office will contact you to discuss the advice you require and prepare an agreement that is made up of an offer letter, a programme, and our standard terms and conditions. The programme will specify the tasks we will carry out, giving the approximate timetable and an order of cost for our advice. We can vary a programme only when we agree with you in writing the changes you want to make. We use a national hourly rate, currently 84 per person per hour, for our planning advice agreements. This charge is to recover our costs as we are not currently funded to provide pre-application advice. Our agreement with you would not prejudice our statutory planning advice to a planning authority once you have formally submitted your planning application, and we do not guarantee that your development will be approved. Furthermore, our agreement with you would not affect decisions we make about Environmental Permits, or other consents and licences we issue. Please contact us to find out how our charged service can help you. 9.0 Contacting us To enquire about, or request, our planning advice (or other documents we have referred to, such as our Surface Water Guidance Notes) you may: Call our national customer contact centre on who will put you through to the relevant team (Monday - Friday, 8am to 6pm), or your local Area Office at plannl.lincoln2.an@environment-agency.gov.uk or Post your request to: Sustainable Places Team, Waterside House, Waterside North, Lincoln, LN2 5HA

7 East Lindsey District Council Standing Advice Matrix A B C D E F G Please refer to NPPF Technical Guidance (Table 3) for advice on when the Sequential and Exception Tests are applicable Environment Agency 9m Byelaw, or including culverting or control of flow of any river Danger to ALL (Hazard Rating >2) Danger to MOST (Hazard Rating ) Danger to SOME (Hazard Rating ) Low Hazard (Hazard Rating ) Flood Zone 3 Flood Zone 2 1 Minor domestic/commercial/industrial extensions (for extensions to form new dwellings - see A7) Consult EA FFL no lower than existing property + appropriate mitigation ST & ET N/A FFL no lower than existing property + appropriate mitigation ST & ET N/A FFL no lower than existing property + appropriate mitigation ST & ET N/A FFL no lower than existing property + appropriate mitigation ST & ET N/A FFL no lower than existing property + appropriate mitigation ST & ET N/A FFL no lower than existing property + appropriate mitigation ST & ET N/A 2 Water Compatible (Excluding development that includes essential ancillary sleeping or residential accommodation) Consult EA Mitigation Mitigation Mitigation Mitigation Mitigation Mitigation UNCLASSIFIED

8 A B C D E F G Please refer to NPPF Technical Guidance (Table 3) for advice on when the Sequential and Exception Tests are applicable Environment Agency 9m Byelaw, or including culverting or control of flow of any river or stream Danger to ALL (Hazard Rating >2) Danger to MOST (Hazard Rating ) Danger to SOME (Hazard Rating ) Low Hazard (Hazard Rating ) Flood Zone 3 Flood Zone New short-let Camping and Caravan Sites (incl. log cabins & chalets) - subject to flood warning and evacuation plan Non-major* 'Less Vulnerable' uses, e.g. commercial/industrial development (less than 1ha site area or 1,000m2 floor space) Non-major* 'More Vulnerable' uses, including residential development & residential holiday accom. (less than 10 dwellings/units or less than 0.5ha in size), except short-let caravan sites - see A5 above Consult EA Consult EA Consult EA Mitigation Consult EA Consult EA Mitigation Mitigation Mitigation Mitigation Mitigation Mitigation Mitigation Mitigation Mitigation 300mm FFL Mitigation Mitigation Mitigation 300mm FFL Mitigation Mitigation Mitigation 300mm FFL

9 A B C D E F G Please refer to NPPF Technical Guidance (Table 3) for advice on when the Sequential and Exception Tests are applicable Environment Agency 9m Byelaw, or including culverting or control of flow of any river or stream Danger to ALL (Hazard Rating >2) Danger to MOST (Hazard Rating ) Danger to SOME (Hazard Rating ) Low Hazard (Hazard Rating ) Flood Zone 3 Flood Zone 2 6 Flood risk sensitive changes of use - not including change of use of land to caravan/camping sites (see A5 above) Consult EA Consult EA Consult EA mitigation - No self contained GF residential units mitigation mitigation mitigation Essential Infrastructure Consult EA Consult EA Consult EA Consult EA Consult EA Consult EA Mitigation 7 8 Major* 'Less Vulnerable' uses e.g. commercial/industrial development - greater than 1,000m2 floor space or greater than 1ha site area Consult EA Consult EA Consult EA Consult EA Consult EA Consult EA Consult EA

10 A B C D E F G Please refer to NPPF Technical Guidance (Table 3) for advice on when the Sequential and Exception Tests are applicable Environment Agency 9m Byelaw, or including culverting or control of flow of any river or stream Danger to ALL (Hazard Rating >2) Danger to MOST (Hazard Rating ) Danger to SOME (Hazard Rating ) Low Hazard (Hazard Rating ) Flood Zone 3 Flood Zone Major* 'More Vulnerable' uses including residential development & residential holiday accom (not including camping/caravan sites) - greater than 10 dwellings/units or 0.5ha in size Highly Vulnerable' uses, e.g. caravans, mobile homes and park homes intended for permanent residential use - With the Exception of buildings and infrastructure explicitly for use in emergencies (which should be referred to the EA for bespoke advice) Consult EA Consult EA Consult EA Consult EA Consult EA Consult EA Consult EA Consult EA Object - Contrary to NPPF Object - Contrary to NPPF Object - Contrary to NPPF Object - Contrary to NPPF Object - Contrary to NPPF Consult EA

11 Works within 9m of a Main River or Sea Defence Guidance Notes A1,A2,A3,A4,A5,A6,A7,A8,A9,A10 Under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws the prior written consent of the Environment Agency is required for any proposed works or structures in, under, over or within 9 metres measured horizontally from the foot of any bank of the landward side, or where there is no bank, within 9 metres measured horizontally from the top edge of the batter enclosing a main river or tidal defence structure. The applicant is requested to contact the Environment Agency's Flood and Coastal Risk Management team on for further information. Please note that Environment Agency formal consent is required irrespective of any Town and Country Planning Act approvals/permissions. The Environment Agency may also request the removal of Permitted Development rights in this location.

12 Minor Development (All Hazard Categories including Flood Zones 3 and 2) Guidance Notes B1, C1, D1, E1, F1, G1 It is unlikely that East Lindsey District Council will consult the Environment Agency on this type of application, as we have provided them with advice on the minimum outcomes from any planning application. Our recommendation is that planning authorities need to check the planning application and ensure that one or other of the mitigation measures proposed below has been incorporated into the development: Floor levels within the proposed development will be set no lower than existing levels AND, flood proofing of the proposed development has been incorporated where appropriate. Details of any flood resilience and resistance techniques to be included in accordance with Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007) Or; Floor levels within the extension will be set 300mm above the known or modelled 1% (1 in 100 chance each year) river flood level or 0.5% (1 in 200 chance each year) tidal & coastal flood level. (This must be demonstrated by a plan that shows finished floor levels relative to the known or modelled flood level). All levels should be stated in relation to Ordnance Datum. We would recommend that future occupiers of the development sign up to the free Floodline Warnings Direct Service. More information can be found at NB Sequential and Exception Tests are not required for minor development.

13 Water Compatible (Hazard Categories Danger to All and Danger to Most) Guidance Notes B2 and C2 The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which confirms the proposal will operate under flood conditions i.e. essential electrical equipment, and that appropriate mitigation measures/flood resilience techniques have been incorporated into the development in response to the expected hazard onsite. authority will need to be satisfied that the proposed development is also in accordance with all The site is affected by the Environment Agency s Hazard Mapping following a breach of the flood defences. Our Hazard Mapping shows the consequences should a breach or overtopping of our existing defences occur. The results show the likely flood depths, velocities and overall hazard to the proposed site. We strongly recommend that the applicant obtains this information by requesting a Product 8 from our Customers and Engagement team at custanno.lincoln2.an@environment-agency.gov.uk. This information is chargeable. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). The Environment Agency objects to proposals, which include ground floor ancillary sleeping accommodation as an adequate standard of safety will not be achievable within the predicted flood depths as shown in the Hazard Mapping outputs. We recommend that future occupiers of the development sign up to the free Floodline Warnings Direct Service. More information can be found at

14 Water Compatible (Hazard Danger to Some) Guidance Note D2 The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which confirms the proposal will operate under flood conditions i.e. essential electrical equipment, and that appropriate mitigation measures/flood resilience techniques have been incorporated into the development in response to the expected hazard onsite. The site is affected by the Environment Agency s Hazard Mapping following a breach of the flood defences. Our Hazard Mapping shows the consequences should a breach or overtopping of our existing defences occur. The results show the likely flood depths, velocities and overall hazard to the proposed site. We strongly recommend that the applicant obtains this information by requesting a Product 8 from our Customers and Engagement team at custanno.lincoln2.an@environment-agency.gov.uk. This information is chargeable. Finished floor levels should be informed by the predicted flood depths, over the lifetime of the development. The flood depths for the % tidal / 1% fluvial scenario can inform multi storey applications. The flood depths for the % scenario would inform any proposal that included ground floor sleeping, further guidance on the minimum mitigation allowable is provided below: For depths of m Finished floor levels to be set 500mm above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level. For depths of m Finished floor levels to be set 300mm above ground level. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). We recommend that future occupiers of the development sign up to the free Floodline Warnings Direct Service. More information can be found at

15 Water Compatible (Low Hazard and Flood Zone 3) Guidance Notes E2 & F2 The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which confirms the proposal will operate under flood conditions i.e. essential electrical equipment, and that appropriate mitigation measures/flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Finished floor levels should be set 300mm above ground level (single storey proposals must consider the % scenario). Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We recommend that future occupiers of the development sign up to the free Floodline Warnings Direct Service. More information can be found at

16 Water Compatible (Flood Zone 2) Guidance Note G2 The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which confirms the proposal will operate under flood conditions i.e. essential electrical equipment, and that appropriate mitigation measures/flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). We recommend that future occupiers of the development sign up to the free Floodline Warnings Direct Service. More information can be found at

17 New Short-let camping and caravan sites including log cabins, chalets etc (All hazard categories and Flood Zone 3) Guidance Notes B3, C3, D3, E3 & F3 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The site lies within an area of identified flood risk, therefore the Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains a Flood Warning and Evacuation Plan, undertaken and agreed in consultation with the local planning authority's emergency planning officer. Our Hazard Mapping, which contains depth, velocity and resultant hazard to a site, will be fundamental in the development of any Flood Warning and Evacuation Plan in areas where hazard mapping is available. Requests for this data can be made to our Customers and Engagement team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. All static caravans will need to be secured to the ground using an adequate mechanism such as chains and ground anchors and the finished floor level set at a minimum 300mm above ground level. The Environment Agency also request the imposition of the following condition in coastal areas: CONDITION: No caravans/chalets/log cabins and similar structures/tents on the site shall be occupied between 1st November (or the following Sunday, if half terms extends into November) in any one year and 14th March in the succeeding year. REASON: To reduce the impact of flooding. If the application is for occupancy outside of these dates, the local planning authority will need to refer the application to the Environment Agency, together with the Flood Risk Assessment which must include additional robust evidence on the consequences of flooding to the site and its future users, for tailored assessment of the risks and bespoke advice.

18 New Short-let camping and caravan sites including log cabins, chalets etc (Flood Zone 2) Guidance Note G3 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The site lies within an area of identified flood risk, therefore the Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains a Flood Warning and Evacuation Plan, undertaken and agreed in consultation with the local planning authority's emergency planning officer. All static caravans will need to be secured to the ground using an adequate mechanism such as chains and ground anchors and the finished floor level set at a minimum 300mm above ground level.

19 Non-Major Less Vulnerable (Danger to All, Danger to Most and Danger to Some) Guidance Notes B4, C4, D4 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The proposal should be informed by a supporting Flood Risk Assessment, which contains evidence to justify the chosen finished floor level. This should be raised as high as practicable, or a minimum 300mm above the existing ground level. The Flood Risk Assessment should also include confirmation that appropriate mitigation measures/flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Single storey buildings should be built above the flood level, obtained in our Hazard Mapping. If this is not practical then either an area of safe refuge or an appropriate evacuation strategy will need to be submitted. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. Where a Flood Warning and Evacuation Plan is provided to demonstrate the safety of future users, the local planning authority must be satisfied. The Environment Agency does not normally comment on or approve the adequacy of flood emergency response procedures accompanying development proposals, as we do not carry out these roles during a flood. Our involvement with this development during an emergency will be limited to delivering flood warnings to occupants/users covered by our flood warning network. The Technical Guide to the National Planning Policy Framework (paragraph 9) states that those proposing developments should take advice from the emergency services when producing an evacuation plan for the development as part of the flood risk assessment. In all circumstances where warning and emergency response is fundamental to managing flood risk, we advise local planning authorities to formally consider the emergency planning and rescue implications of new development in making their decisions.

20 Cont d We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

21 Non-major Less Vulnerable development (Low Hazard including Flood Zones 3 and 2) Guidance Notes E4, F4 & G4 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which includes confirmation that appropriate mitigation measures and flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). The finished floor level should be set 300mm above the existing ground level. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

22 Non-major more vulnerable development (Hazards Danger to All and Danger to Most) Guidance Notes B5 & C5 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. This site lies within an area identified at risk of flooding, where the expected flood conditions are hazardous. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains evidence that appropriate mitigation measures including flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Single storey development should be informed by the flood depths arising from the % scenario, and proposals that do not include ground floor sleeping can be informed by the flood depths for the % tidal scenario. Finished floor levels (FFL) should be informed by the predicted flood depth and set as required below: For depths of >1.6m - It is unlikely that mitigation measures would prevent flood water from entering the building at ground floor level. Therefore, proposals must be a minimum 2 storey with no ground floor habitable accommodation. The first floor living accommodation shall be above the highest predicted flood depth. Single storey safe developments will not be achievable in these depths. We are likely to secure the requirement of non-habitable uses at ground floor through a suitably worded planning condition. For depths of 1m - 1.6m - Proposals must be a minimum 2 storey, with FFL set a minimum of 1m above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level, demountable defences to 600mm above FFL. Single storey safe developments will not be achievable in these depths. For depths 0.5m - 1m - FFL to be set 1m above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level, (single storey proposals must consider the % scenario for setting FFL).

23 Cont d For depths of 0.25m - 0.5m - FFL to be set 500mm above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level. For depths m - FFL to be set 300mm above ground level. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

24 Non-major more vulnerable development (Hazard Danger to Some) Guidance Notes D5 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. This site lies within an area identified at risk of flooding, where the expected flood conditions are hazardous to some groups of people. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains evidence that appropriate mitigation measures including flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Single storey development should be informed by the flood depths arising from the % scenario, and proposals that do not include ground floor sleeping can be informed by the flood depths for the % tidal scenario. Finished floor levels (FFL) should be informed by the predicted flood depth and set as required below: For depths of 0.25m - 0.5m FFL to be set 500mm above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level. For depths FFL to be set 300mm above ground level. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

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26 Non-major more vulnerable development (Low Hazard and Flood Zone 3) Guidance Note E5 & F5 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. This site lies within an area identified at risk of flooding. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains evidence that appropriate mitigation measures including flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Single storey developments are informed by the depths arising from the % scenario. Proposals that do not include ground floor sleeping can be informed by the greater flood depths of either the % tidal extents or the % fluvial extents. Finished floor levels (FFL) should be set a minimum of 300mm above ground level. However single storey developments should use the flood depths from the % scenario, to set a resistant FFL. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

27 Non-major more vulnerable development (Flood Zone 2) Guidance Note G5 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains evidence that appropriate mitigation measures and flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Generally finished floor levels (FFL) should be set 300mm above ground level. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

28 Flood risk sensitive change of use (Hazards Danger to All and Danger to Most) Guidance Notes B6 & C6 The site lies within an area of flood hazard that is considered dangerous to all or dangerous to most groups of people. The local planning authority will need to refer the application to the Environment Agency, which should be accompanied by a supporting Flood Risk Assessment, which demonstrates that the increased sensitivity of development and its future users will be safe for its lifetime. The Environment Agency will only support like-for-like vulnerability classification uses and may not support proposals which include ground floor habitable accommodation. The Environment Agency objects to proposals, which include self contained ground floor residential accommodation as an adequate standard of safety will not be achievable within the predicted flood depths as shown in the Hazard Mapping. Information on the flood risk vulnerability classifications can be found in Table 2 of the Technical Guidance to the National Planning Policy Framework. East Lindsey District Council, as decision maker, can confirm the classification of any proposed development. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

29 Flood risk sensitive change of use (Hazard Danger to Some) Guidance Note D6 The site lies within an area of flood hazard that is considered dangerous to some groups of people. The local planning authority will need to refer the application to the Environment Agency, which should be accompanied by a supporting Flood Risk Assessment, which demonstrates that the increased sensitivity of development and its future users will be safe for its lifetime. The Environment Agency objects to proposals, which include self contained ground floor residential accommodation as an adequate standard of safety will not be achievable within the predicted flood depths as shown in the Hazard Mapping. Information on the flood risk vulnerability classifications can be found in Table 2 of the Technical Guidance to the National Planning Policy Framework. East Lindsey District Council, as decision maker, can confirm the classification of any proposed development. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

30 Flood risk sensitive change of use (Low Hazard) Guidance Note E6 The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which confirms that appropriate mitigation measures and flood resilience techniques have been incorporated into the development up to the predicted flood level. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Additional information to inform the expected tidal flood depths or fluvial risks, which ever if the greater consequence can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

31 Flood risk sensitive change of use (Flood Zones 3 and 2) Guidance Note F6 & G6 The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which confirms that appropriate mitigation measures and flood resilience construction techniques have been incorporated into the development up to a minimum of 300mm above ground level, when in the tidal floodplain. Bespoke advice may be necessary where fluvial consequences on the proposed development need to be appraised. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

32 Essential Infrastructure (All Hazard categories and Flood Zone 3) Guidance Note B7, C7, D7, E7 & F7 with Surface Water Guidance Notes The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The application should be referred to the Environment Agency together with a supporting Flood Risk Assessment, which demonstrates that with appropriate mitigation the proposal will be safe for its lifetime. The flood depths arising from the % scenario should be used to inform mitigation. All critical equipment must be raised above the expected flood depths from the % scenario. We would advise that the lifetime of the development is agreed with East Lindsey District Council, as we recognise this is usually substantially less than the year We would recommend that an area of safe refuge is provided in the development, where appropriate, that is above the expected future flood depth. Where no area of safe refuge is provided, it must be agreed with East Lindsey District Council that they are content to manage the risks to the future users of the site through a robust Flood Warning and Evacuation Plan. The Environment Agency does not normally comment on or approve the adequacy of flood emergency response procedures accompanying development proposals, as we do not carry out these roles during a flood. Our involvement with this development during an emergency will be limited to delivering flood warnings to occupants/users covered by our flood warning network. The Technical Guidance to the National Planning Policy Framework (paragraph 9) states that those proposing developments should take advice from the emergency services when producing an evacuation plan for the development as part of the Flood Risk Assessment. In all circumstances where warning and emergency response is fundamental to managing flood risk, we advise local planning authorities to formally consider the emergency planning and rescue implications of new development in making their decisions. Where the size of the site exceeds 1 ha, then the Flood Risk Assessment must also include details of surface water drainage arrangements and demonstrate that the proposal will not increase flood risk elsewhere. We have produced a suite of Surface Water Guidance Notes which set out the principles of sustainable surface water management, the level of detail required for us to be satisfied to recommend a planning condition and the level of detail required to discharge a planning condition.

33 Cont d Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

34 Essential Infrastructure (Flood Zone 2) Guidance Note G7 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which confirms that it will remain operational during the % scenario and that appropriate mitigation measures and flood resilience construction techniques have been incorporated into the development up to a minimum of 300mm above ground level. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Where the size of the site exceeds 1 ha, then the Flood Risk Assessment must also include details of surface water drainage arrangements and demonstrate that the proposal will not increase flood risk elsewhere. We have produced a suite of Surface Water Guidance Notes which set out the principles of sustainable surface water management, the level of detail required for us to be satisfied to recommend a planning condition and the level of detail required to discharge a planning condition. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

35 Major less vulnerable development (All Hazard categories and Flood Zone 3) Guidance Notes B8, C8, D8, E8 & F8 with Surface Water Guidance Notes The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The local planning authority will need to refer the application to the Environment Agency, together with a supporting Flood Risk Assessment. It is recommended that this happens at the pre application stage of the process. Please refer to the guidance notes for further information on our charged pre-application service. The Flood Risk Assessment should contain evidence to justify the chosen finished floor level. This should be raised as high as practicable, but to a minimum of 300mm above the existing ground level. The Flood Risk Assessment should also include confirmation that appropriate mitigation measures and flood resilience techniques have been incorporated into the development and that the proposal will be safe for its lifetime. Single storey buildings should be built above the flood depth considering the % scenario. If this is not practicable an area of safe refuge or an appropriate evacuation strategy will need to be submitted. We would recommend that an area of safe refuge is provided in the development that is above the expected future flood depth. Where no area of safe refuge is provided, it must be agreed with East Lindsey District Council that they are content to manage the risks to the future users of the site through a robust Flood Warning and Evacuation Plan. The Environment Agency does not normally comment on or approve the adequacy of flood emergency response procedures accompanying development proposals, as we do not carry out these roles during a flood. Our involvement with this development during an emergency will be limited to delivering flood warnings to occupants/users covered by our flood warning network. The Technical Guidance to the National Planning Policy Framework (paragraph 9) states that those proposing developments should take advice from the emergency services when producing an evacuation plan for the development as part of the Flood Risk Assessment.

36 Cont d In all circumstances where warning and emergency response is fundamental to managing flood risk, we advise local planning authorities to formally consider the emergency planning and rescue implications of new development in making their decisions. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Where the size of the site exceeds 1 ha, then the Flood Risk Assessment must also include details of surface water drainage arrangements and demonstrate that the proposal will not increase flood risk elsewhere. We have produced a suite of Surface Water Guidance Notes which set out the principles of sustainable surface water management, the level of detail required for us to be satisfied to recommend a planning condition and the level of detail required to discharge a planning condition. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

37 Major less vulnerable development (Flood Zone 2) Guidance Note G8 with Surface Water Guidance Notes The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The local planning authority will need to refer the application to the Environment Agency, together with a supporting Flood Risk Assessment which demonstrates that with appropriate mitigation the proposal will be safe for its lifetime. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). The finished floor level should be set 300mm above the existing ground level. Where the size of the site exceeds 1 ha, then the Flood Risk Assessment must also include details of surface water drainage arrangements and demonstrate that the proposal will not increase flood risk elsewhere. We have produced a suite of Surface Water Guidance Notes which set out the principles of sustainable surface water management, the level of detail required for us to be satisfied to recommend a planning condition and the level of detail required to discharge a planning condition. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

38 Major more vulnerable development (Hazards Danger to All and Danger to Most) Guidance Notes B9 & C9 with Surface Water Guidance Notes The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. This site lies within an area identified at risk of flooding, where the expected flood conditions are hazardous. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains evidence that appropriate mitigation measures including flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). The Lincolnshire Coastal Study recommends that housing should be limited to only that development required to maintain the existing population. Single storey developments are informed by the flood depths arising from the % scenario and proposals that do not include ground floor sleeping can be informed by the depths from the % scenario. Minimum finished floor levels (FFL) should be informed using the predicted flood depth and set as required below: For depths of >1.6m - It is unlikely that mitigation measures would prevent flood water from entering the building at ground floor level. Therefore, proposals must be a minimum 2 storey with no ground floor habitable accommodation. The first floor living accommodation shall be above the highest predicted flood depth. We will recommend the use of a suitability worded planning condition to secure the non-habitable uses at ground floor. For depths of 1m - 1.6m - Proposals must be a minimum 2 storey, with FFL set a minimum of 1m above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level, demountable defences to 600mm above FFL. For depths of 0.5m - 1m - FFL to be set 1m above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level. Cont d

39 For depths of 0.25m - 0.5m - FFL to be set 500mm above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level. For depths of m - FFL to be set 300mm above ground level. Where the size of the site exceeds 1 ha, then the Flood Risk Assessment must also include details of surface water drainage arrangements and demonstrate that the proposal will not increase flood risk elsewhere. We have produced a suite of Surface Water Guidance Notes which set out the principles of sustainable surface water management, the level of detail required for us to be satisfied to recommend a planning condition and the level of detail required to discharge a planning condition. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

40 Major more vulnerable development (Hazard Danger to Some) Guidance Note D9 with Surface Water Guidance Notes The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. This site lies within an area identified at risk of flooding, where the expected flood conditions are hazardous to some groups of people. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains evidence that appropriate mitigation measures including flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). The Lincolnshire Coastal Study recommends that housing should be limited to only that development required to maintain the existing population. Single storey developments are informed by the flood depths arising from the % scenario and proposals that do not include ground floor sleeping can be informed by the depths from the % scenario. Minimum finished floor levels (FFL) should be informed by the predicted flood depth and set as required below: For depths of 0.25m - 0.5m FFL to be set 500mm above ground level, flood resilient construction shall be used to a height 300mm above the predicted flood level. Depths m FFL to be set 300mm above ground level. Additional information to inform the expected flood depths can be obtained by requesting data from our Customers and Engagement Team at custanno.lincoln2.an@environment-agency.gov.uk To use this data commercially, such as in a Flood Risk Assessment, there will be a charge for the information and an accompanying licence.

41 Where the size of the site exceeds 1 ha, then the Flood Risk Assessment must also include details of surface water drainage arrangements and demonstrate that the proposal will not increase flood risk elsewhere. We have produced a suite of Surface Water Guidance Notes which set out the principles of sustainable surface water management, the level of detail required for us to be satisfied to recommend a planning condition and the level of detail required to discharge a planning condition. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

42 Major more vulnerable development (Low Hazard and Flood Zone 3) Guidance Notes E9 & F9 with Surface Water Guidance Notes The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. This site lies within an area identified at risk of flooding. The Environment Agency recommends that the proposal is accompanied by a Flood Risk Assessment which contains evidence that appropriate mitigation measures including flood resilience techniques have been incorporated into the development. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Single storey developments are informed by the flood depths arising from the % scenario. Proposals that do not include ground floor sleeping can be informed by the greater flood depths from either the % tidal scenario or % fluvial scenario. Finished floor levels (FFL) should be set 300mm above ground level for multi storey developments. Flood depths from the % scenario should be used to inform resistant FFL on single storey proposals. Where the size of the site exceeds 1 ha, then the Flood Risk Assessment must also include details of surface water drainage arrangements and demonstrate that the proposal will not increase flood risk elsewhere. We have produced a suite of Surface Water Guidance Notes which set out the principles of sustainable surface water management, the level of detail required for us to be satisfied to recommend a planning condition and the level of detail required to discharge a planning condition. We would support the recommendation of a Flood Risk Assessment advising future occupiers of the development will sign up to the free Floodline Warnings Direct Service. More information can be found at

43 Major more vulnerable development (Flood Zone 2) Guidance Note G9 including Surface Water Guidance Notes The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The local planning authority will need to refer the application to the Environment Agency, together with a supporting Flood Risk Assessment, which demonstrates that with appropriate mitigation the proposal will be safe for its lifetime. Finished floor levels should be elevated to 300mm above ground level. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007). Where the size of the site exceeds 1 ha, then the Flood Risk Assessment must also include details of surface water drainage arrangements and demonstrate that the proposal will not increase flood risk elsewhere. We have produced a suite of Surface Water Guidance Notes which set out the principles of sustainable surface water management, the level of detail required for us to be satisfied to recommend a planning condition and the level of detail required to discharge a planning condition.

44 Highly vulnerable development (All Hazard categories including Flood Zone 3) Guidance Note B10, C10, D10, E10, F10 In accordance with Table 3 of the Technical Guidance to the National Planning Policy Framework, highly vulnerable uses are not appropriate in Flood Zone 3. However, due to the extent of the Flood Zone along the coast, exceptions may be made for essential installations such are Police, Ambulance and Fire stations etc. Such proposals should be referred to the Environment Agency for bespoke advice at pre-application stage.

45 Highly vulnerable development (Flood Zone 2) Guidance Note G10 The local planning authority will need to be satisfied that the development passes the Flood Risk Sequential Test. We recommend that this requirement is discussed with them at an early opportunity. The aim of the Sequential Test, in summary, is to steer new development to areas at the lowest probability of flooding (see paragraph 101 of the National Planning Policy Framework) and therefore in the first instance the local planning authority should be satisfied that the Sequential Test has been applied to justify development in this location, and to allow the Exception Test to be considered. Please note a copy of this evidence should be forwarded to the Environment Agency. The local planning authority will need to refer the application to the Environment Agency, together with a supporting Flood Risk Assessment, which demonstrates that with appropriate mitigation the proposal will be safe for its lifetime. Please refer to the following document for information on flood resilience and resistance techniques to be included: Improving Flood Performance of New Buildings - Flood Resilient Construction (Department for Communities and Local Government, 2007).

46 Appendix 1 Flood Hazards Flood Hazard to people is based on research undertaken by Defra and the Environment Agency, which is translated in Flood Risk Assessment Guidance for New Development Phase 2, R&D Technical Report FD2320/TR2. Table 13.1 below uses the composite conditions of depth and velocity, including a debris factor, and shows how these factors combine to result in the various flood hazards. Table 13.1: Defra/Environment Agency Flood Risk Assessment Guidance for New Development, Phase 2, R&D Technical Report FD2320/TR2. Danger to all An area of extreme danger with deep and/or fast flowing water. This is an area that only Emergency Services can assess safety for their entry. Danger to most An area that is dangerous for most people, with deep and/or fast flowing water. Danger to some An area with deep or fast flowing water that would be dangerous for children, elderly or those with limited mobility. Low hazard An area of fast flowing shallow water, or deeper standing water. Caution should be exercised. More information on risks to people can be found in Defra /Environment Agency Flood Risks to People Phase 2, R&D Technical Report FD2321/TR2