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268:, published Planning Policy Statement 15 (PPS15): Planning and flood risk. The guidelines are precautionary and advise against development in flood plains and areas subject to historical flooding. In exceptional cases a FRA can be completed to justify development in flood risk areas. Advice on flood risk assessment is provided to the Planning Service by the
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For a flood risk assessment to be written, information is needed concerning the existing and proposed developments, the
Environment Agency modeled flood levels and topographic levels on site. At its most simple (and cheapest) level an FRA can provide an indication of whether a development will be
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l flood risk assessments can be produced by members of the public, Architects, environment assessors, or others who are not specifically professionally qualified in this field. However, it is a complex evaluation and such assessments they can be rejected by
Authorities as inadequate, or could be
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FRAs consist of a detailed analysis of available data to inform the
Environment Agency of flood risk at an individual site and also recommend to the developer any mitigation measures. More costly analysis of flood risk can be achieved through detailed flood modelling to challenge the agency's
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For each of the sources of water, different hydraulic intensities occur. Floods can occur because of a combination of sources of flooding, such as high groundwater and an inadequate surface water drainage system. The topography, hydrogeology and physical attributes of the existing or proposed
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was designed to "strengthen and clarify the key role of the planning system in managing flood risk and contributing to adapting to the impacts of climate change." and sets out policies for local authorities to ensure flood risk is taken into account during the planning process to prevent
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Professional flood risk assessments can cover single buildings, or whole regions. They can part of a due-diligence process for existing householders or businesses, or can be required in
England and Wales to provide independent evidence to a planning application on the flood risk.
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The FRA takes into account the risk and impact of flooding on the site, and takes into consideration how the development may affect flooding in the local area. It also includes provides recommendations as to how the risk of flooding to the development can be mitigated.
166:. A key requirement is to ensure such professional flood risk assessments are independent to all parties by carrying out their professional duties with complete objectivity and impartiality. Their professional advice should be supported by
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In its introduction, PPS25 states "flooding threatens life and causes substantial damage to property although cannot be wholly prevented, its impacts can be avoided and reduced through good planning and management".
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requires a professional Flood Risk
Assessment (FRA) to be submitted alongside planning applications in areas that are known to be at risk of flooding (within flood zones 2 or 3) and/ or are greater than 1ha in area,
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For sites located within areas at risk of flooding a sequential test may be required. The aim of the sequential test is to direct development to locations at the lowest risk of flooding. The
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from all flooding mechanisms, the identification of flood mitigation measures and should provide advice on actions to be taken before and during a flood.
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development need to be considered. A flood risk assessment should be an evaluation of the flood risk and the consequences and impact and
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FRAs should also consider flooding from all sources including fluvial, groundwater, surface water runoff and sewer flooding.
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Flood Risk
Assessments are required to be completed according to the National Planning Policy Framework, which replaces
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PPS 25: Development and Flood Risk. The initial legislation (PPG25) was introduced in 2001 and subsequently revised.
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inappropriate development in high risk areas and to direct development away from areas at highest risk.
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was amended in 2020 to require sequential tests for sites that are at risk of any form of flooding.
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considered as negligent in the event of a flooding event, damage and a claim to insurers being made.
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published planning guidelines requiring local authorities to apply a sequential approach to
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Planning Policy
Statement 25: Development and Flood Risk: Full Regulatory Impact Assessment
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An initial idea of the risk of fluvial flooding to a local area can be found on the
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is not usually granted until the FRA has been accepted by the
Environment Agency.
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Planning Policy
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deal primarily with the United
Kingdom and do not represent a
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for such specific professional advice ultimately held with a
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Department of the Environment, Heritage and Local Government
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Artificial water (burst water mains, canals or reservoirs)
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Planning Policy Statement 25: Development and Flood Risk
318:, software used to undertake flood risk assessments
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107:(water flowing the ground in an unsaturated state)
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238:modelled levels and corresponding flood zones.
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122:Flooding of low-lying coastal regions due to
29:The examples and perspective in this article
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67:Learn how and when to remove this message
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339:) "National Planning Policy Framework"
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227:allowed to take place at a site.
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186:In England and Wales, the
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153:flood risk assessments
85:assessment of the risk
294:flood risk management
222:Composition of an FRA
199:PPS 25 – England only
81:flood risk assessment
49:create a new article
41:improve this article
280:Republic of Ireland
193:planning permission
493:Extreme value data
455:2010-11-28 at the
435:2011-07-19 at the
357:2010-02-15 at the
316:Flood Modeller Pro
188:Environment Agency
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367:978-0-11-754099-6
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323:References
264:, part of
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453:Archived
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355:Archived
300:See also
89:flooding
57:May 2008
39:You may
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