Local List Glossary

When is this required?

All planning applications for:

• development within, in whole or in part of flood zone 2 and/or flood zone 3;
• development on sites with an area of 1 hectare or more (in flood zones 1, 2 or 3); and
• development within critical drainage areas.

What information is required?

For residential and non-residential development of less than 250 square metres in flood risk zones 2 and 3, a simple flood risk assessment, which includes a plan showing finished floor levels and estimated flood levels, will be required. For other qualifying developments, a Flood Risk Assessment should identify and assess the risks of all forms of flooding to and from the development and demonstrate how these flood risks will be managed, taking climate change into account.

Flood Risk Assessments should set out:

Zone 1

• existing flood risk to the site from localised sources and the impact of development upon run off rates; and
• design measures proposed to mitigate run off rates.

Zone 2

• existing flood risk to the site from all sources and the potential impact of development upon flood risk only (high level assessment only); and
• design measures proposed to mitigate risk of flooding, and their impact (details should include floor levels, ground levels, evacuation routes, SUDs).

Zone 3

• existing flood risk to the site from all sources (e.g. flood depth, flow routes, flood velocity, defence failure);
•  the potential impact of development upon flood risk, including off site/downstream; and
• design measures proposed to mitigate the risk of flooding, and their impact (details should include floor levels, ground levels, evacuation routes, SUDs).

Sequential test

Applications for new development in flood zones 2 and 3 should additionally include a sequential test statement (other than for minor extensions), which should demonstrate that there are no reasonably available alternative sites, within/around the same settlement, where the proposed development could be sited within an area of lower flood risk; the sequential test should consider sites in flood zone 2 if the proposal is located in food zone 3. The following evidence should be provided:

• a written statement explaining the area of search;
• a map identifying all other sites considered within lower areas of flood risk; and
• a written statement explaining why the alternative sites listed within lower areas of flood risk are not reasonably available.

Exceptions test

If the sequential test is passed, it will also be necessary to demonstrate that the flood risk to people and property will be managed satisfactorily while allowing necessary development to go ahead in situations where suitable sites at lower risk of flooding are not available. The following will need to be demonstrated:

• the development would provide wider sustainability benefits to the community that outweigh the flood risk; and
• 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.

Relevant policy and reason for the document:

North Devon and Torridge Local Plan 2011-2031: http://consult.torridge.gov.uk/portal/planning/localplan/adoption/

North Devon and Torridge Local Plan Policy ST03: Adapting to Climate Change and Strengthening Resilience

North Devon and Torridge Local Plan Policy DM04: Design Principles.

Further information sources

Environment Agency Standing Advice Development and Flood Risk:

https://www.gov.uk/guidance/flood-risk-assessment-for-planning-applications

http://www.environment-agency.gov.uk/research/planning/33098.aspx

Preparing a flood risk assessment: standing advice: https://www.gov.uk/guidance/flood-risk-assessment-standing-advice#what-to-include-in-your-assessment

National Planning Policy Framework paragraphs159-162: https://www.gov.uk/government/publications/national-planning-policy-framework--2