Building standard 3.3 - flooding and groundwater guidance review: research

1

20 months (20 years in Building Standards)

1

1

Generally not made aware

4

Although planning go through their process when dealing with applications and there is little contact between services on this matter, when processing and vetting an application, flood maps are checked on SEPAs website by processing officers. If found to be a flood risk area, this is raised with the applicant/agent and we have access to planning documents to check on comments raised through consultations with the Authorities flood team and SEPA to check on correspondence received.

1

8 years

5

5

At planning pre- application or registration stages

3

SEPA flood maps are a useful tool to help identify areas or application sites that are at risk of flooding. Along with advice provided by our in-house Flood Coastal Management Team though planning consultations, planning officers are well versed in managing cases where there is a risk of flooding. Policy IS8 of our Local Development Plan 2016 and Policy 22 of National Planning Framework 4 are essential when assessing the suitability of a site for development in flood risk terms. Both policies promote avoidance is a first principle and aims to reduce the vulnerability of existing and future development to flooding

2

7 years

5

5

Formal internal process

Areas at risk of coastal, river and surface water flooding are separately mapped, and included as a constraint layer on the planning mapping system. So whenever a planning application is plotted, the risk of flooding is automatically flagged. That leads to consultation with the Council's flood risk authority (Engineering Services).

2

Involvement in FRM at OIC for 7 years.

4

4

Consulted at planning application

1

2

2 years

2

4

Building Standards officer may review details in associated planning application.

2

No further comment.

3

10 years

5

5

Consulted at planning application

1

The flood risk management team is consulted on flood risk for planning applications where a potential risk is identified. We request planning conditions where required. We would be re-consulted when any conditions are subsequently submitted for purification. We have no involvement at the building warrant stage.

3

35 years

1

1

Generally not made aware

3

5 years

5

5

Consulted at planning application

Qn 9 not relevant to me - I can not answer however my department (The [..this LA] Flood Risk Management Team) believes that this is an important question.

4

continuous

3

5

Consulted at planning application

Cannot answer this refer to our Building Control Team reply

4

3 years as Principal, 10 years as Team Leader and 19 years in Building Standards

1

1

Generally not made aware

3

No

5

19 years

5

5

N\A as a planning officer

Flood risk usually a key material issue in the assessment of planning applications where the impact is relevant

5

1 year

5

5

Consulted at planning application

1

Unable to answer Q9 as I am not a Building Standards Officer

5

31 Years

1

2

Generally not made aware

2

6

5 years

3

3

We are not directly made aware but if there is a Planning
application approved we would usually refer to it through the warrant assessment process

1

A more cohesive process would be of benefit. However, a Building Warrant can be applied for and granted without Planning consent (and vice versa) so this should be taken into account.

7

20 years in flooding role, 14 years with Council Structures team before this

5

5

Consulted at planning application

1

"The Flood Management team role is to act as advisor to the Planning officers. Flood risk is assessed as part of the planning application process. Developers are required to undertake FRA's early in the process and incorporate flood mitigation measures into their designs. […This LA] operates a self-certification process and has online guidance.

7

over 40 years

1

1

Informed by other member of staff (e.g. planning officer)

1

No

7

18 years

1

1

Generally not made aware

1

7

6 years

1

1

Generally not made aware

1

N/A

7

9 years

1

1

Generally not made aware

1

7

6 years

1

1

Generally not made aware

2

The risk of flooding would be identified in a site investigation report, provided as part of the building warrant process.

7

20 years

1

2

Generally not made aware

2

7

30 years

2

1

Generally not made aware

3

7

6 years

2

3

Generally not made aware

3

Better communication between Planning and Building Standards Departments would be of benefit. We do have contacts within Planning who are specialists, however, a more formal/joined-up approach may benefit the customer.

7

20+ years

2

1

Generally not made aware

1

7

2 years approx

4

2

Informed by other member of staff (e.g. planning officer)

1

7

4 Years

1

2

Generally not made aware

3

N/A

7

22 months

1

1

Generally not made aware

1

7

35 years

1

1

Generally not made aware

3

Flood risk assessment is site specific

7

18 years

1

1

Generally not made aware

2

7

6 years

1

1

Generally not made aware

2

7

18 years

1

1

Formal internal process

3

Questions relating to flood risk are mainly only raised on new build developments under section 3.3

7

7 years

1

1

Generally not made aware

2

7

39 years

1

1

Generally not made aware

1

I am aware of the flood risk maps but generally new housing sites in [..this LA] that i have dealt with are not at risk.

7

4 years

1

3

Generally not made aware

2

The majority of sites I have dealt with have been on terrain that risk of flooding would be low or does not have nearby watercourses. Basements are rarely come across in new builds.

7

5 years

1

2

Generally not made aware

2

Communication between Planning and Building Standards is, in my experience, scarce. The competencies required to assess flood risk are hard to come by, and robust training is needed. I feel that colleagues in Planning may hold the competencies required to assess and mitigate the risk of flooding, but to subject them to consultations with every BW which identifies the risk may stretch their department and have adverse effects on their workload.

8

7 years

4

4

Consulted at planning application

1

Building Control very rarely contact the Flood Risk team about drainage or flood risk. Building Control only look to be involved once Planning Issues are already resolved. Detached process

8

1 year and 16 years

1

2

Building Standards staff searching planning applications for Warrant submission

2

no

N/A (LA name not given)

10 years

5

5

Consulted at planning application

2

I'm rarely consulted on flooding matters at building warrant stage,

N/A (Consultant)

22 years

4

5

Either drafting FRA or review of other's FRA

1

Not regularly involved in building warrant stage.

N/A (Consultant)

17 years

3

4

Consulted at planning application

N/A (Consultant)

4 years

1

1

Generally not made aware

1

1

4

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Drainage; Use of flood resilient construction; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);

4

Yes

Yes

1

3

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Drainage; Use of a flood emergency plan;

1

Yes

Yes

2

3

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Use of flood resilient construction; The above and any other matters that are controlled by planning conditions, and which would therefore be a planning enforcement issue if not complied with.;

3

Yes

Yes

2

4

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Drainage; Use of flood resilient construction; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);Use of a flood emergency plan;

3

Yes

Yes

2

3

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Use of flood resilient construction; Drainage;

3

Yes

Yes

3

1

1

Yes

Yes

3

5

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Foundations; Drainage; Use of flood resilient construction; Gas safe requirements; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);Use of a flood emergency plan;

5

Yes

Yes

3

1

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Drainage;

2

No

Extensions under a certain size and for certain purposes are not seen to increase the exiting flood risk significantly. However, an extension for a very large shed, doubling it in size, for example could affect flood storage/ conveyance, for instance and would need assessed.

Yes

4

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Drainage;

1

Yes

Yes

4

5

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Foundations; Drainage; Use of flood resilient construction; Gas safe requirements; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);

4

Yes

N/A

Yes

N/A

5

2

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level;

No

Proposals for new buildings and development always assessed for flood risk

Yes

5

1

I do not check for technical compliances re FR; Use of a flood emergency plan;

1

No

I am not a Building Standards Officer

No

I am not a Building Standards Officer

5

4

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor

level; Use of flood resilient construction;

2

No

The same standards could be applied but generally not. It would depend on several factors, the location of the

development, the age of the property, is it reasonably practicable, was flood resilient construction originally used (if so it would be appropriate to request similar construction for further extensions)

Yes

6

4

Development location (e.g. above a certain ground level or outside of a defined flood area);Foundations; Use of flood resilient construction; Drainage; Finished floor level; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);

5

Yes

Yes

7

1

Finished floor level; Drainage; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);Development location (e.g. above a certain ground level or outside of a defined flood area);Use of a flood emergency plan; These are asked for at the Planning Application stage. ;

1

Yes

Yes

7

1

Drainage; Development location (e.g. above a certain ground level or outside of a defined flood area);

4

Yes

Yes

7

3

Finished floor level; Foundations; Drainage; Use of flood resilient construction;

3

Yes

Yes

7

2

Drainage; Gas safe requirements; Finished floor level;

2

No

This is deemed as an existing building and regulation 3.3 shall be complied so far as reasonably practicable.

Yes

7

2

Environmental Report;

2

No

New developments provide evidence of flooding risk covered in their environmental report. For any flooding risk identified further assessment of preventative measures is taken.

Yes

7

4

Foundations; Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Gas safe requirements; Use of flood resilient construction;

4

No

Generally, a site investigation report would not be provided for conversions, extensions and basements unless the extension of a considerable size or the conversion involved compromising the existing substructure. Therefore, checking compliance can differ from new build. However, checks are still carried out in accordance with the approved drawings.

Yes

7

3

Drainage; Foundations;

3

Yes

Yes

7

2

Drainage; Foundations; Finished floor level;

1

Yes

Yes

7

4

Finished floor level; Foundations; Drainage; Development location (e.g. above a certain ground level or outside of a defined flood area);Use of flood resilient construction;

4

No

Full Site Investigations and Environmental Reports are required for new builds, this is not always the case for conversions/extensions to existing buildings.

Yes

7

2

Drainage;

2

Yes

Yes

7

1

None;

1

Yes

Yes

7

1

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Use of flood resilient construction;

1

Yes

Yes

7

3

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Foundations; Drainage; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);

3

Yes

Yes

7

1

Development location (e.g. above a certain ground level or outside of a defined flood area);

1

No

Only larger new build applications would be subject to flood risk assessment by external body

Yes

7

3

Finished floor level;

2

Yes

Yes

7

2

Drainage;

2

No

For new development we would normally ask for a site investigation report and flood risk assessment report. We are unlikely to do this on a conversion, extension or existing basement since the building is existing.

Yes

7

2

Development location (e.g. above a certain ground level or outside of a defined flood area);

3

No

We mainly don’t ask questions relating to flooding for extensions & conversions. I would request to see tanking etc within basements & conversions where it has habitable rooms below adjoining ground level.

Yes

7

1

Drainage;

1

No

New build housing sites are now being built on higher risk flooding areas and have specific rainwater management systems outlined in the environmental reports/site investigation reports, that are submitted with the application therefore the designers are aware of the flooding risk and will no doubt be an element of their planning requirements.

Yes

7

1

not been aware of any flood risks;

1

No

Generally I would not check extensions against the flood risk

Yes

7

3

Development location (e.g. above a certain ground level or outside of a defined flood area);Drainage; Use of flood resilient construction; Foundations;

3

Yes

Yes

7

3

Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level; Drainage;

2

No

New developments typically involve the design team appointing a consultant to recommend how to mitigate any floor risk. This is the same for conversions. For extensions and basements this is rarely carried out.

Yes

8

1

Development location (e.g. above a certain ground level or outside of a defined flood area);

1

Yes

Yes

8

4

Use of flood resilient construction; Drainage; Foundations; Finished floor level; Development location (e.g. above a certain ground level or outside of a defined flood area);

3

No

the building already exists so there is a limit to what can be done- new builds there is much more scope to build in flood prevention measures

Yes

N/A (LA

name not given)

2

Development location (e.g. above a certain ground level or outside of a defined flood area);Use of a flood emergency plan;

2

No

Limited scope for extensions.

No

Non domestic can be water compatible.

N/A (Consultant)

2

Finished floor level; Drainage; Use of flood resilient construction; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);

1

No

Really should be a don't know

No

Really should be a don't know

N/A (Consultant)

Use of a flood emergency plan; Use of temporary flood resistance measures (e.g. door barriers and air brick covers to deploy just before a flood and taken down after the flood);Gas safe requirements; Use of flood resilient construction; Drainage; Development location (e.g. above a certain ground level or outside of a defined flood area);Finished floor level;

5

Yes

Yes

N/A (Consultant)

3

Finished floor level; Foundations; Drainage; Use of flood resilient construction;

3

Yes

Yes

1

2

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");Oth er local guidance;

Technical standards, also SEPA flood maps and authorities flood team.

Yes

SEPA flood maps

where identified as a flood risk area through SEPAs flood maps, our authority have a flood team and often they are consulted with SEPA through planning (usually before building warrant applied for) and we request a flood risk assessment from developer/agent, check records against planning consultations and submitted proposals to building standards and ensure that conditions are met and we are satisfied with proposals and meets mandatory standard.

4

1

1

National Planning Framework (NPF)4; Local Development Plan;

NPF4

Unknown. My role does not involve verification of building warrants. In planning terms however, the Registration Team will identify, using a GIS map based constraint tool, whether a site is at risk from flooding at registration stage. Where a site is potentially at risk, a formal planning consultation will be sent to SEPA and our in-house Flood and Coastal Management Team for information and comment. Consultee have 21 days in which to return a response. The consultation replies will be used, along with policies contained within the Development Plan, as part of the appointed case officers assessment and determination of the application. In many cases, a Flood Risk Assessment will be required as part of the application process. Where a site is not at risk of flooding, and all other material considerations have been accounted for, the application will be determined in accordance with the Council's scheme of delegation. This may be by the appointed officer or referred to Committee for determination.

5

The current

2

3

NPF4 and the Local Development Plan, together with consultation responses and other material considerations, are critical in reaching a planning decision. That is of course in advance of any compliance period. By the stage a development is approved and under construction/ completed, when compliance would apply, the stage of relevant policies has already passed. So some of the above are very relevant to a development design, but not in answer to the question regarding compliance.

N/A to Development Management.

3

2

4

CIRIA C790 "Code of practice for property flood resilience"; National Planning Framework (NPF) 4; Local Development Plan; British Standards Institution Publication 85500 "Flood resistant and resilient construction - guide to improving the flood performance of buildings";

NPF4

Engineering have only ever been consulted on flood risk through Development Management. Not by Building Standards.

1

Engineering are not consulted by Building Standards in [..this LA]. Consultations are made by Development management, almost always due to SEPA flood risk areas overlapping with proposed development. Engineering are sometimes asked for advice by Roads Support if they are consulted and they have questions or concerns regarding the suitability of proposed SuDS.

2

3

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");CIR IA C790 "Code of practice for property flood resilience";

Technical handbook and documents described within guidance.

No

The case officer will undertake an assessment of the site location, check against flooding and SEPA maps that are available and refer to any planning details that are available to view or request relevant information from planning. The officer will consider the proposed development, type of construction, finished floor level and so on, requesting information from the applicant as necessary. The consultation process will hopefully have been undertaken already during the planning process but if it has not, they may then need to be undertaken by Building Standards,

4

3

1

National Planning Framework (NPF) 4; Other local guidance;

NPF4

No

See online

The Flood Risk Management Team are not involved at the building warrant stage.

2

The Flood Risk Management Team are involved in checking compliance through the planning process (i.e. checking that the final development design complies with flooding related conditions). We are not involved at the construction/warra nt stage.

3

5

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");Oth er local guidance; British Standards Institution Publication 8533 "Assessing and managing flood risk in development - Code of Practice"; British Standards Institution Publication 85500 "Flood resistant and resilient construction - guide to improving the flood performance of buildings"; CIRIA C790 "Code of practice for property flood resilience";

The Building Standards Technical Handbooks

No

I have answered 'no' above on the basis that I am understanding 'other local guidance' to being a reference to 'local knowledge' and this would be my surveyors knowledge of specific areas of the countryside where flood risks are prevalent. This knowledge is not recorded; but is gained by surveyors experience.

A significant part of my team's knowledge of high flood risk areas comes from the years of experience in checking proposals for compliance against the Technical Standards and practical experiences gained whilst checking works on site. A significant knowledge of high risk areas is built up over years of doing this work. This knowledge can be shared but given the geography of [..this LA] flood risk issues that may be relevant in the [..this LA] area differ from those in [..this LA other area]; 100 miles away.

4

No comment

3

National Planning Framework (NPF) 4; Local Development Plan; Other local guidance;

NPF4

Yes

Online

Not relevant to me in terms of building warrant verification. However the FRM Team is a consultee to the planners and application proposals identified as at flood risk in the planning process will normally require FRM to remove any objection before planning consent.

It is not clear to FRM how much reaches Building Standards where flood risk issues would be considered outwith any remit or expertise that Building Standards has . It may be that such cases would be best delivered to FRM or that such cases don't neatly fit into the remit of either FRM or Building Standards

4

1

Other local guidance;

Local Development Plan, Historical flood records held by Infrastructure Design

No

Infrastructure Design not involved in Building Control process

We will send questionaire link to our Planning and Building Control colleagues

4

4

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");Briti sh Standards Institution Publication 8533 "Assessing and managing flood risk in development - Code of Practice"; British Standards Institution Publication 85500 "Flood resistant and resilient construction - guide to improving the flood performance of buildings"; CIRIA C790 "Code of practice for property flood resilience"; Other local guidance;

Technical Handbooks

Yes

SEPA flood maps

Building Standards check all building warrant applications on a case by case basis and check any properties in close proximity with a water course by accessing the SEPA flood risk maps. If the case surveyor has any issues with potential flood risk, they advise the designer to amend their construction and provide a flood risk assessment to negate the risk of flooding.

4

N/A

5

1

National Planning

Framework (NPF) 4; Local Development Plan;

NPF4 and relevant SEPA Guidance

N\A

N\A

5

1

Other local guidance;

I am not a Building Standards Officer

No

n/a

I am not a Building Standards Officer. Colleagues in planning however check with my Team in our role as the local flood risk managers for the council.

1

I am not a Building Standards Officer.

5

3

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");Briti sh Standards Institution Publication 85500 "Flood resistant and resilient construction - guide to improving the flood performance of buildings"; CIRIA C790 "Code of practice for property flood resilience";

CIRIA C790,

Technical Handbook

Flood risk areas normally identified through the planning process. Mitigation

measures put in place such as adjusting finished floor and ground levels.

Adjusting ground gradients, creating managed surface water runoff.

Once the planning design is finalised and accepted, the above information and flood risk assessment may also be used to determine the warrant application.

4

6

5

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");Briti sh Standards Institution Publication 8533 "Assessing and managing flood risk in development - Code of Practice"; British Standards Institution Publication 85500 "Flood resistant and resilient construction - guide to improving the flood performance of buildings"; CIRIA C790 "Code of practice for property flood resilience"; Local Development Plan;

Building Standards Technical Handbook

Review the Planning file. Review the SEPA flood maps.

Request flood risk assessment and review it.

4

Requirements for verifiers require to be integrated into the Technical Handbooks.

7

1

National Planning Framework (NPF) 4; Local Development Plan; Other local guidance;

NPF 4

Yes

Available online

The Flood Management team is involved at the planning stage, we have little to no interaction with the building warrant process. This would be part of Planning enforcement to ensure compliance with the submitted design.

1

7

5

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater")

unaware of any protocols

3

7

3

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Technical Handbook

No

Site Investigation is relied upon to determine any issues.

2

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Technical Handbook

No

Section 3.3 is generally covered within the site investigation report, which would be checked the structural engineers within the department.

4

7

1

Technical Handbook

No

I have not dealt with any developments where flooding has been a risk. So unsure of the approach.

3

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Technical Standards

No

I would initially request for a site investigation report to include a flood risk assessment at the building warrant stage. If flood risk is identified, I would discuss this with the main contractor on site and identify any measures covered in the report. Throughout the inspection process, I would endeavour to ensure these measures are adhered to.

3

There is no engagement with Planning and the process for compliance on site could be more robust to ensure measures were taking place.

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");Briti sh Standards Institution Publication 8533 "Assessing and managing flood risk in development - Code of Practice"; British Standards Institution Publication 85500 "Flood resistant and resilient construction - guide to improving the flood performance of buildings";

technical standards

No

1

7

2

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

7

2

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");Briti sh Standards Institution Publication 8533 "Assessing and managing flood risk in development - Code of Practice"; National Planning Framework (NPF) 4; CIRIA C790 "Code of practice for property flood resilience";

Building Standards Technical Handbook

Review of Section 3 of Technical Handbooks for compliance, review of Site Investigation and Environmental Reports, consult with in-house Structural Engineers, consult with colleagues in Planning who specialise in SUDS/Flooding, consult with SEPA where necessary.

2

CPD and learning sessions run by specialists within the Planning Team have been very useful to our understanding, especially in relation to surface water discharge and approaches to SUDS.

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Technical handbook

Don't Know. Can't remember dealing with any flood risk cases in last 10 years

Fairly rare this forms part of building warrants in [..this LA] (perhaps major developments along side the water)

7

1

Technical Handbooks

No

I am unfamiliar with these processes.

3

No

7

2

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Technical Handbook

3

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Technical Handbooks

This is not something I have experience dealing with to comment.

3

7

3

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Tech Handbooks

A flood risk assessment would be included within a site investigation report conducted by an external specialist to allow warrant approval

5

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

THB

Generally, the flood risk is low in [..this LA] and would be limited to parts of the building below ground but this is more to do with ground water entering the building than specifically flood events.

1

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Technical handbook

In new developments as part of the initial assessment process a site investigation/flood risk assessment is requested. This is then reviewed by the Department's Structural Engineers. Any points raised by them will be put in a report issued to the agents. The revised information will also be reviewed by the Department's Structural Engineers. The other approach I have seen is the SER certifying Engineer covering the drainage/SUDs etc as part of their SER certificate.

3

7

2

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Technical Handbook

No

Within the Building Warrant application process we would ask the agent for relevant details regarding the prevention of flood risk.

3

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Technical Handbook

Site investigation and environmental reports are checked and then passed to our inhouse structural engineers for review, evidence of consultation with SEPA and Scottish Water is requested, proprietary construction details can be requested to ensure proposed detailing complies.

1

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Not come across construction in a flood risk area

Not been involved

3

7

1

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Technical Handbook

Assessment of a geotechnical report for any risks by myself and our engineers.

Check if the submission matches the recommendations given by geotechnical report.

If there are any design specific issues, the agent/applicant may be instructed to consult Scottish Water, SEPA etc. depending on the nature of the issue.

The design foundations would be assessed for DPM/tanking positions, any pumping equipment required, drainage etc.

Only one warrant has been within a river flood plain. The design was checked to ensure the FFL of the dwellings was above the highest flood level as determined by the geotechnical report.

3

References to BS 8102:1990 (particularly for basements and retaining walls within a building) and CP 102: 1973 might be made depending on the design.

7

2

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");CIR IA C790 "Code of practice for property flood resilience";

Technical Handbook

No

Typically I would look for a document from a competent person such as a consultant or engineer. Using this document I would reference guidance documents such as CIRIA C790 to ensure the design proposals are adequate for the identified risk.

2

8

2

Local Development Plan;

If a building is
identified as being
at flood risk it
should not be
approved at
planning stage. I
am a ware some
planning (caravan
parks) have been
approved with
emergency
resilience plans but
this would have
been against our
advice and at the
developers own
risk.

1

8

3

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater"); Building Standards Institution
Publication 85500
"Flood resistant
and resilient
construction -
guide to improving
the flood
performance of
buildings";

Technical Handbook

Works are
assessed in
accordance with
the technical
handbook, identify
flood risk via our
mapping system, check the
approved related
planning
application, up to
appointed agent to
ensure compliance
is met.

4

We haven't had
known issues with
new build
properties, only
aware of issues
with existing
buildings.

N/A (LA name not given)

Building Standards Technical Handbook (e.g. section 3.3 "Flooding and Groundwater");

Building Standards Technical Handbook

3

N/A (Consultant)

2

National Planning Framework (NPF) 4; Local Development Plan; Other local guidance;

NPF4

Yes

Buildings officer contacts flood officer for advice on compliance. This happens quite rarely. The buildings officer may supply a plan and list of planning conditions and the flood officer provides a written opinion.

2

It is very rare for me to consulted on this.

N/A (Consultant)

1

National Planning Framework (NPF) 4; Local Development Plan;

NPF4

No

We woudl only pick this up if asked by a LA client

2

We have seen where extensions and land raising can cause flooding to others. Small scale changes can make differences in areas that already have a problem. IE additional run off associated with hardstanding

N/A (Consultant)

CIRIA C790 "Code

of practice for property flood resilience";

PFR survey and assessment

1

2

In 20 years working in Building Standards, only dealt with flood team on a handful of occasions, as planning usually consults with SEPA/flood team prior to building warrant application, issues are often resolved by this stage and we check to ensure that measure and agreements are achieved.

SEPA.

2

2

1

3

Location of proposed development relative to indicative flood extent Finished Floor Levels Drainage Arrangements SUDS Access & Egress

In-house Flood and Coastal Management Team SEPA

3

Location of proposed development relative to indicative flood extent

Finished Floor Levels Drainage Arrangements SUDS Access & Egress

No

2

No comment from Development Management

In the context of flood risk, SEPA

1

Cross-reference for dates of commencement and completion/occupancy, but otherwise different respective development requirements, and therefore checks.

2

1

We do not generally meet. The last time I recall was in relation to the production of

guidance on Surface water and flood risk for developers. That guidance is yet to be published.

Development Management Planners and Roads Support Inspectors.

2

I do not know how often Building Standards Officers and Planning Officers work together checking compliance related to flooding. My impression is infrequently - hence the score of 2 to question 29, above.

Building Standards Officer and Engineering (the Flood Authority) should engage with each other regarding flood risk. Currently, sustainable drainage is typically only assessed by Engineering if consulted by Planning Officers due to identified potential for flooding pre-development. All new development has potential to adversely affect flood risk but only a small fraction of smaller developments is seen by Engineering.

2

1

Requirements for finished floor level, type of construction and the need for flood resilient construction etc.

Planning officer to discuss their case.

1

Requirements for finished floor level, type of construction and the need for flood resilient construction etc.

N/A

3

1

The Flood Risk Managements role is generally only at the planning stage.

The planning case officer

Not applicable. The Flood Risk Management Team are not involved in these discussions.

3

3

Being honest there isn’t a huge interaction between Building Standards Surveyors and planning officers or Flood Protection Officers; unless an area/location is know to be a high flood risk area. In areas where there is a known risk then communication between services is common practice.

3

Mainly the proposed defences that are submitted in support of a building warrant application are discussed with colleagues from the flood protection team; and whether these proposals are known to defend against water ingress in the event of a flood.

No comment

3

1

Discussions are vey rare, it appears to me

N/A

1

N/A

Clarification of each other's remits. Clarification if either service is not meeting the expectations or aspirations of the other. It may me that expectations don't match, the resource is unavailable or that it is assume the other organisation does a given part of the work when it does not.

However there is little at THC to suggest difficulty in these areas.

4

1

Planning

4

2

The only input Building Standards have with other services is in relation to contaminated land and not flooding.

See above answer.

1

There aren't many flood risk areas that we are aware of in [..this LA] and thus this may be the reason for a lack of consultation to Building Standards?

No

5

N\A

Planning usually consults with Council`s Flooding Officer but typically not with Building Standards Officers

1

Infrequent working together on this issue. Have in the past done this to check compliance with approved site levels and FFLs

No

5

1

FRM and resilience to flood risk is very rarely discussed between BS and FR officers

Planning Officers

1

as answer to Q27

5

2

Finished ground and floor levels. Flood resilience.

Planning

2

Finished ground and floor levels.

6

1

N/A

Planning, Environmental Health (in some cases)

2

We would sometimes be consulted during the planning consent process as to whether a proposed solution may be acceptable to ourselves but this would be rare.

Both Planning and Building Standards have different legislation and any amendments to the legislation and guidance should be consistent. Planners and Verifiers would benefit from clear roles in the process and this should not diminish the responsibility of the owner to ensure compliance and appropriate design in all circumstances.

7

1

Mainly Planning teams, we also deal with other internal council teams for inclusion of flood mitigation measures into council schemes (Roads Design, Active Travel, Housing, Parks).

1

7

1

The Scottish Environment Protection Agency (SEPA)

1

7

1

SEPA and Scottish Water

2

planning conditions

7

1

1

7

1

1

7

1

N/A

Not with regards to flooding, but other officers we consult with include: Planning, Environmental Health, Street Naming, Licensing, Fire and Accessibility.

1

N/A

N/A

7

1

1

7

1

2

7

1

Surface water drainage, SUDS designs, structural designs

Structural Engineers within the Building Standards service, Planners (SUDS, climate change and sustainability specialist).

2

Surface water drainage, SUDS designs.

7

1

1

7

1

I do not know

I personally have not consulted with any Planning or Flood Protection Officers

3

I do not know

N/A

7

1

Planning Officers

1

7

1

I do not have experience with this so cannot comment.

I do not have experience with this so cannot comment.

1

I do not have experience with this so cannot comment.

I do not have experience with this so cannot comment.

7

7

1

1

7

1

1

7

1

Perhaps the Planning officer

2

7

1

Never worked with a flood protection officer.

Planning Officer

1

7

1

1

7

1

Never consulted or have been approached.

Comments may be received from officers at SEPA or Scottish Water.

1

Never consulted or have been approached.

There is a general lack of communication between planning and building standards outwith the scope of flooding.

Consultation usually only really occurs when there is a conflict between the requirements from both departments.

7

1

1

8

1

1

8

1

N/A

None

1

N/A

No

N/A (LA name not given)

3

3

N/A (Consultant)

2

Building location. Finished floor level. Types of flood protection measures.

Planning officers.

3

I don't have personal experience of this.

There is probably an opportunity for officers to work more closely together in the future.

N/A (Consultant)

1

No experience

3

no experience

no experience

N/A (Consultant)

3

1

3

3

1

1

1

Updated national guidance; Additional guidance on gap sites and basements; Training on flood risk assessment; Training on property flood resilience;

1

3

1

4

1

1

Updated national guidance; Training on flood risk assessment; Training on property flood resilience;

2

3

1

5

2

2

Additional resources; Enhanced communication within different parts of your local authority;

2

3

1

4

4

3

Enhanced communication within different parts of your local authority; Additional guidance on gap sites and basements; Training on flood risk assessment;

2

3

4

2

4

2

Updated national guidance; Training on flood risk assessment; Training on property flood resilience;

3

4

2

5

3

3

Additional guidance on gap sites and basements; Updated national guidance; Enhanced communication within different parts of your local authority; Additional resources;

3

3

3

1

1

2

Updated national guidance; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

3

4

2

5

3

2

Updated national guidance; Additional resources; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

4

3

1

1

1

1

Additional resources; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

4

4

5

2

2

2

Updated national guidance; Additional guidance on gap sites and basements; Additional resources; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

5

4

1

5

2

1

Enhanced communication within different parts of your local authority; Training on flood risk assessment;

5

3

1

3

3

4

Updated national guidance; Additional resources; Training on property flood resilience; Enhanced communication within different parts of your local authority;

5

2

4

2

3

1

Updated national guidance; Training on flood risk assessment; Training on property flood resilience;

6

3

5

2

2

1

Updated national guidance; Additional resources; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

4

1

4

4

3

Additional resources; Enhanced communication within different parts of your local authority;

7

1

3

1

1

1

Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority; Additional guidance on gap sites and basements; Updated national guidance;

7

2

3

1

1

1

Updated national guidance; Additional guidance on gap sites and basements; Training on flood risk assessment; Enhanced communication within different parts of your local authority;

7

2

3

1

1

1

Updated national guidance; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

2

3

1

2

1

Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

3

4

1

1

1

Training on flood risk assessment; Enhanced communication within different parts of your local authority;

7

3

4

1

1

Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

2

2

1

1

1

Updated national guidance; Additional guidance on gap sites and basements; Additional resources; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

2

3

2

2

1

Updated national guidance; Additional resources; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

2

2

1

1

1

Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

1

2

1

1

1

Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

2

2

1

1

1

Training on property flood resilience; Training on flood risk assessment;

7

1

2

1

1

1

Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

Enhanced communication within different parts of your local authority;

7

1

2

1

1

1

Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

2

2

2

2

1

Enhanced communication within different parts of your local authority; Updated national guidance; Training on flood risk assessment; Training on property flood resilience;

7

2

2

1

1

1

Training on flood risk assessment;

7

2

2

1

1

1

Updated national guidance; Additional guidance on gap sites and basements; Additional resources; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

7

2

3

2

2

2

Training on flood risk assessment; Training on property flood resilience;

7

1

2

1

1

1

Updated national guidance; Training on flood risk assessment; Training on property flood resilience; Additional guidance on gap sites and basements; Enhanced communication within different parts of your local authority;

7

2

3

2

2

1

Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

8

4

2

4

5

4

Updated national guidance; Enhanced communication within different parts of your local authority;

8

3

4

1

3

1

Updated national guidance; Training on property flood resilience;

N/A (LA

name not given)

2

3

2

2

1

Updated national guidance; Additional guidance on gap sites and basements; Additional resources; Training on flood risk assessment; Training on property flood resilience; Enhanced communication within different parts of your local authority;

N/A (Consultant)

5

2

4

3

3

Additional resources; Training on property flood resilience;

N/A (Consultant)

5

2

5

4

5

Additional guidance on gap sites and basements; Enhanced communication within different parts of your local authority;

N/A (Consultant)

5

2

1

5

3

1

I'm not sure that improved communication with planning is required, I'm not aware of any issues arising around flooding in [..this LA], following a building warrant application and development on site.

None

1

Regular meetings with Scottish Water, SEPA and in-house Flood Officers

None

N/A

N/A

National Training covering all aspects of flooding, including Property Flood Resilience available to all local authority planning and building standards officers

No

2

Yes, FRAs

SEPA, when the FRA checklist was launched

Don't use the Technical handbook, so N/A

2

All Sections should work together. Currently, long term performance of SuDS installed at sites that Engineering are not consulted upon is uncertain.

Yes, FRAs

JBA

Not at all.

The first step would be for sections to be fully aware of each others current practices in relation to flood risk management so that and gaps can be identified.

No

2

The applicant should be more aware of the requirements before making an application. Up to date mapping layers in casework system make identifying flood risk areas easily.

None

N/A

3

Yes, FRAs

Various, including: HR Wallingford 'River modelling and drainage assessment'. JBA 'WinDES use in Auditing'. Jacobs 'Flood Modeller'

Allows effective auditing of FRA's submitted at planning stage to ensure that new development is not located in flood risk areas and that appropriate freeboard on finished floor levels is provided for development adjacent to flood risk areas.

As the Flood Risk Management are not directly involved in the building warrant/compliance stage. The Council's planning department and Building Standards Team should provide you with a better understanding of how this stage of the process works within THC.

3

Within [..this LA] I am not aware of specific geographical areas that are high risk flooding areas where precautionary flood defences need to be in place when Yellow or Amber weather warnings are published; however , that is not to say there are no flood risk areas in [..this LA]; but I think where there are high risk areas these are sifted out at the planning stage to prevent the development on land where there is known to be risks of flooding; so by the time developments reach the BW stage the risks have been managed out.

None

I do have to qualify my responses above by advising that given my role as Manager of a Building Standards team of 28 surveyors that I very rarely undertake assessments of Building Warrant applications or site inspection work for compliance; but that the comment I have made are those that I expect from every member of my team when undertaking checks on building warrant applications and compliance work.

3

Better quality applicant information. Opportunity to inspect constructed outcome for compliance and understanding. All guidance updated in accordance with NPF4

None

I have done various CIWEM and JBA rainfall assessment, watercourse assessment and drainage auditing courses, amongst others. With respect to FRAs, I have extensive semi- formal study and auditing experience . The benefits of all of these are the ability to assess if an applicant's actions may affect flood risk, interims of flooding to a site, flooding to others and drainage (small sites up to sites of 100s of houses).

Re Qn 44. I'm happy to be asked further questions though I'm not going as far as requesting a conversation.

Thanks for conducting a useful survey.

4

Increase resources available to flood team, planning and building control in regard to flood risk management

None

4

Better communication from Planning when a property is being developed in a flood risk area.

None

N/A

N/A

No

No

5

Improve coordination/ consultation between regulatory planning and building warrant processes

None

N\A

Training on flood risk and managing risks from pluvial, fluvial and coastal waters would be helpful.

Experience to date has seen limited consultation between planning and building standards relating to flood risk

5

National Training and Standards Authority re PFR.

Yes, FRAs

Course by JBA many years ago

5

More joined up consultation between planners, building standards and flood risk officers

None

6

None

N/A

7

None

In [..this LA] there is a clearly defined process at the Planning stage, this ensures the design included flood risk and possible mitigation measures.

Generally we do not allow conditions for flood risk to be included, as this can lead to problems at the construction stage. Once the planning application is approved, the Flood Management team will have very little to do with that site unless there are particular issues or design changes.

7

None

7

updated guidance

None

7

Regular consultation with the planning department and regular inspections and communication with the site development team.

None

7

None

7

None

N/A

N/A

No

No

7

None

7

None

7

More descriptive Technical Handbooks for Section 3.3, open lines of communication to external organisations such as SEPA and Scottish Water.

None

No formal training on this subject since leaving university.

Formal training to ensure a consistent approach would always be welcomed.

7

Greater scope of works (so more chance of coming across this issue)

None

7

Holding training delivered by Planning / Flood Prevention staff

None

N/A

N/A

N/A

No

7

None

7

None

7

None

7

None

7

None

7

None

7

None

7

None

7

Clear inhouse communication of a particular conditions or site risks from planning and vice versa.

Occasionally matters are only highlighted by the architect when something is questioned in a report and state 'planning requires X to mitigate Y as part of the flood risk'.

None

N/A

N/A

7

Good communication throughout departments and effective robust training

None

8

Yes, FRAs

JBA + Wallingford

8

training available for newer members of staffing would be useful

None

N/A

N/A

No

No

N/A (LA

name not given)

None

N/A

Improved guidance and training.

Yes, FRAs

JBA

Not applicable to me.

I have delivered training on planning and flooding.

No thank you.

N/A (Consultant)

Given the material impacts of flood risk and mitigation, it is important that measures are checked.

Simply raising an extra patio may cut off a flow route for instance. If no one checks the floor level how do we know it is right

Yes, FRAs

JBA and WTI

N/A (Consultant)

Both

JBA Consulting