2.1.2 Before proceeding all applicants are advised to use the flow chart (Figure 3) and information below to determine if an FRA is required. This applies to all development including minor[1] but excluding proposals where there will be no impact on flood risk e.g. loft conversions and first floor extensions above an existing ground floor extension where there is no change of use and non-ground based adverts.

Figure 3: Determining whether an FRA is required

2.1.3 In order to determine if an FRA is required applicants must have an understanding of the sources of flood risk that affect a site (Tables 5 and 6).

2.1.4 Whilst the main source of flood risk in Elmbridge is from rivers (Table 5) it is also important to consider other sources of flooding e.g. groundwater, surface water etc. (Table 6).

Table 5 - Flood risk from rivers

Table 6 - Flood risk from other sources

2.1.5 Once the sources of flooding have been considered it is necessary to determine the vulnerability classification of the development. FRAs are required where a change of use to a more vulnerable class is proposed and the site is affected by other sources of flood risk. The Government has produced a list of vulnerability classifications and these are reproduced in Appendix 1[3] .

2.1.6 Where a site is affected by flooding from rivers there are strict controls on the types of development that are appropriate within different Flood Zones depending on the vulnerability classification (Appendix 1). Prior to preparing an FRA applicants are encouraged to consider whether or not the proposed development is likely to be appropriate in the proposed location (Table 7).

2.1.7 If the development type is not appropriate it is unlikely that it would be permitted and, therefore, applicants should consider carefully whether or not to proceed with an application.

2.1.8 If development is appropriate then applicants should proceed to prepare an FRA to accompany their planning application. The remaining sections of this SPD provides detailed guidance on the preparation of an FRA.

Table 7: Development types and appropriate uses

NB - Areas shown to be affected by climate change will be treated as 3a and areas in Flood Zone 1 surrounded by flood water ('dry islands') will need to have regard to the Flood Zone surrounding the site and may require an FRA.

2.1.9 FRAs are required to provide an assessment of flood risk and demonstrate how the proposed development will be made safe, will not increase flood risk elsewhere and where possible will reduce flood risk overall. The objectives of an assessment are to establish:

• whether it is likely to be affected by current or future flooding from any source;
• what measures are proposed to deal with these effects and risks are appropriate;
• evidence to show that the development does not increase the risk of flooding elsewhere by not impeding flow or reducing flood storage capacity;
• whether development is safe for its lifetime and passes the Exception Test, if applicable; and
• the evidence for the local planning authority to apply (if necessary) the Sequential Test.

2.1.10 The requirements for a FRA will vary depending on the degree and type of flood risk, scale and nature of development, its vulnerability classification and whether or not the Sequential or Exceptions Tests are required (See Section 2.4). For example, where the development is an extension to an existing house in a lower risk area, the Council would generally require a less detailed assessment in order to make an informed decision.

2.1.11 Site specific FRAs should make full use of readily available information in the first instance, for example the mapping within the SFRA, although in some cases additional modelling, detailed calculations or site surveys will need to be undertaken. 

2.1.12 Where an FRA is required, this must be submitted alongside a planning application. All FRAs must include a completed FRA pro-forma using the template table included in Appendix 2. This should be included at the front of the assessment to summarise and signpost findings or for low risk applications it may form the actual FRA.

2.1.13 Regardless of whether a FRA is required, all major[5] planning applications must submit a separate Surface Water Drainage Pro-forma[6] . Where appropriate this should be cross referenced within the FRA. For other applications where an FRA is required surface water drainage requirements must be addressed within the accompanying FRA and for those where an FRA is not required this should be addressed within the Climate Neutral Checklist.

2.1.14 Without this information an application will not be validated. 

2.1.15 Any works within 20 metres of a Main River or 8 metres of an Ordinary Watercourse require Flood Defence consent from the Environment Agency or Surrey County Council (as the Lead Local Flood Authority) respectively. As the requirements of the consenting process may result in changes to development proposals or construction methods, the Council will aim to consult the relevant organisations and advise on this as part of the planning process. Consents will be refused if the works results in an increase in flood risk, a prevention of operational access to the watercourse and/or an unacceptable risk to nature conservation.

2.1.16 Depending on the type of application the Council will consult with different organisations as part of the planning application process.

2.1.17 The Environment Agency is consulted in the following instances:

• Flood Zone 3 - all applications (excluding minor development) including change of use where flood risk vulnerability has changed to more vulnerable or highly vulnerable or from water compatible to less vulnerable
• Flood Zone 2 - all applications (excluding minor development) where the flood risk vulnerability is essential infrastructure; highly vulnerable; more vulnerable (where it is a landfill or waste facility or is a caravan site); less vulnerable (where it is land or building used for agriculture or forestry; a waste treatment facility; a mineral processing site, a waste water treatment plant)
• Flood defence consent - any development (including minor) if it is within 20m of a Main River

2.1.18 Surrey County Council (as the Lead Local Flood Authority) is consulted in the following instances:

• Flood defence consent - any development (including minor) within 8m of an Ordinary Watercourse
• Surface Water Management requirements - all major planning applications

2.1.19 The Council, Environment Agency and Surrey County Council all offer pre-application advice services (Table 8) which will assist applicants in scoping the requirements of an FRA. Where to go for advice will depend on the specific issues for the particular development in question and who is consulted as part of the planning process. The Council strongly advises applicants to use these services.

Table 8 Pre-application advice services

2.1.20 There are a wide variety of applications that require prior approval. The Council will consider these and the flood risk implications on a case by case basis.

2.1.21 Flood Defence consent may also be required for development requiring prior approval or permitted development (including minor development) and should be obtained as follows (Table 9). 

2.1.22 Whilst the Environment Agency and Lead Local Flood Authority are consulted for flood risk advice on higher risk and larger proposals, all decisions on planning applications rest with the Council. In all respects, this SPD and guidance within the SFRA should be used to prepare FRAs. This will help to ensure that local policy and issues have been addressed and that sufficient information is included in order for the Council to make a decision and, where appropriate, consultees to provide advice.

2.1.23 Whether or not an application has addressed the detailed requirements for the content of an FRA/ Surface Water Drainage Pro-forma will be considered by the Case Officer and relevant consultees when assessing the application. Where sufficient information has not been provided this could result in the application being refused.

2.1.24 An FRA and any accompanying Surface Water Drainage Pro-forma should be prepared by a suitably qualified person e.g. drainage engineer (recognised by the Engineering Council[7] , the Institute of Civil Engineers[8] or equivalent). This is particularly important in cases where the risk of flooding is high.

2.1.25 The following sections of this guidance provide a step-by-step guide to completing the FRA Proforma (Appendix 2) and preparing an FRA to support a planning application. It will help to ensure that it is suitable to the scale, nature and type of development proposed as well as the degree of flood risk and contains sufficient information to support decision making.