Flood Consequence Assessment for Planning in Wales
Planning Policy
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).
Flood Zones
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.
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*.