Flood Consequence Assessment for Planning in Wales
Wales is categorized into three distinct flood zones.
Flood Zone A: Considered to be at little or no risk of fluvial or tidal/coastal flooding.
Flood Zone B: Areas known to have flooded in the past, evidenced by sedimentary deposits.
Flood Zone C: Based on the Environment Agency extreme flood outline, the site has an equal to or greater than 0.1% chance of flooding (river, tidal or coastal).
Flood Zone C1: Areas of the floodplain which are developed and served by significant infrastructure, including flood defences.
Flood Zone C2: Areas of the floodplain without significant flood defence infrastructure.
Flood Zones
Technical Advice Note 15 (TAN15) is a document published by the Welsh Government. This document dictates what development is permissible in each Flood Zone classification for Wales only.
You can find out what classification your site has here: Development Advice Map in Wales
You will require a flood consequence assessment if your site is within flood zone B or C. You could be asked to provide an FCA should your site be deemed to have other issues such as being near a special area of conservation (SAC).
Planning Policy
Will My Development Be Acceptable?
Flood Zone A
All land use classifications are appropriate.
Flood Zone B
Land use suitable for Flood Zone B is restricted to Emergency Services, Highly Vulnerable and Less Vulnerable designations, including all residential premises, hotels, commercial developments and car parks etc.
All development proposals submitted to the planning authority should be accompanied by a Level 2 Flood Consequence Assessment.
Flood Zone C
Flood Zone C is split into two sub-categories, 1 & 2.
Emergency Services, Highly Vulnerable and Less Vulnerable developments are suitable in Flood Zone C1, subject to Justification test.
Highly Vulnerable developments such as residential properties are not suitable for Flood Zone C2.
*Justification test is included within the Floodplan Level 2 FCA*.
The FCA in Wales corresponds to England's Flood Risk Assessments (FRA). Flood Consequence Assessments (FCAs) are integral to the planning process and are obligatory for new developments in Welsh areas classified as flood zone C.
Unda’s consultants specialize in tailored Flood Consequence Assessments that address issues while adopting a cost-effective approach. The Planning Policy Wales Technical Advice Note 15: Development and Flood Risk (TAN 15) from July 2004 outlines the specific requirements for Flood Consequence Assessments in Wales, encompassing the Welsh Assembly’s land use planning policies.
Cost Effective Approach
In our cost-effective approach to FCA studies, we tailor assessments to utilize existing information efficiently, ensuring a proportionate response to the degree of flood risk. Each assessment is individually tailored to meet our client’s needs, ensuring value for money across both small and large-scale developments.
Flood Consequence Assessment Legislation
Flood Consequence Assessment reports are typically mandatory for developments in flood zones C1 and C2. For flood zone B, site levels are also likely required, cross-checked against extreme flood outline levels provided by Natural Resources Wales.
The Welsh Government's TAN 15 Development and Flood Risk Development Advice Maps, available online, aid in determining if a site falls within a relevant flood zone. The level of detail required in the Flood Consequence Assessment is dictated by TAN 15, corresponding to the scale and nature of the development.
FCA’s apply solely to Wales; the equivalent report in England is the Flood Risk Assessment. Unda, with extensive experience in compliant FCA reports, collaborates with relevant statutory bodies to tailor assessments to your specific needs.
From simple to complex schemes, our expertise extends to hydraulic flood modeling, meeting Natural Resources Wales requirements or enhancing your site's development potential.