User Guide - Landmark Legal Reports
Contents
1. Sitecheck ion Group Sitecheck Flood User Guide Table of Contents Introduction Ordering a Sitecheck Flood Report What is Sitecheck Flood The Framework and Reporting Style Aerial photo Location Map Summary Table RMS Flooding EA Flooding BGS Flooding O O COIN oO o AAJ OO Insurance Risk Rating a Guidance Notes for the Practitioner ok Useful Information 2 N Useful Contacts N Terms and Conditions Appendix Appendix 1 Data Sets Currently Used in Sitecheck Flood 13 Appendix 2 The National Grid 16 Sitecheck Flood User Guide 1 Introduction 1 1 Landmark Information Group is the leading supplier of environmental land use and mapping information in Great Britain Formed in April 1995 we have developed a reputation for quality combined with value for money providing the best available information in a user friendly timely and relevant manner 1 2 We aim to deliver excellent Customer Service Whether you need help locating a site assistance in determining the right report for you require additional information have a question for our helpdesk or a general query we have an experienced team ready to talk to you In addition clients have access to their own Account Manager 1 3 Copies of this User Guide can be downloaded free of charge from the Sitecheck website at www sitecheck co uk or obtained from2. 3 1 Sitecheck Flood is a cost effective flood screening report which is designed for assessing the suitability of development opportunities and for screening individual sites or portfolios Itis specifically tailored for property professionals including lawyers and conveyancers surveyors valuers developers and investors house builders managers owners and buyers For the legal practitioner it will form part of the means to fulfil best practice in low risk commercial conveyancing matters It is designed and priced to be part of every commercial property screening process and should be obtained at the beginning of every commercial evaluation or transaction 3 2 The Sitecheck Flood report includes a Risk Assessment provided by RPS Group PLC a leading environmental consultancy The information identified in the report is passed through a specialist risk model and where appropriate a manual review and assessment is completed by a dedicated panel of specialist consultants A professional opinion of the flood risk is subsequently produced This bespoke risk model has been designed by the RPS flood risk team and takes into account the risk directly associated with fluvial river tidal coastal pluvial rainfall ponding surface water and groundwater flooding The risk ratings can be generally defined as follows Low Risk it is considered unlikely that significant flooding will occur at the site Moderate Risk whilst the potential fo
3. In addition each property is assigned one of 7 insurability assessments dependant upon the risk of flooding For this to happen the Medium Amber flood risk is broken down into more granular levels NU use Ordnance Survey s Address Point data to locate each individual address before running an algorithm to assign individual properties a flood risk rating and insurability assessment This dataset describes the surface water and major river flood hazard for 75 100 and 1 000 year return periods for England Scotland amp Wales A return period is the statistical probability of the flood happening in any given year i e a 75 year return period is a 1 in 75 chance The Risk Management Solutions RMS data model does not take into account Coastal Storm Surge Flooding Dam Failure Flooding Sewer Overflow Flooding or risk of flooding from the sea The source data is created using 0 0005 decimal degree grid cells projected using WGS84 Lat Long Landmark has translated the data into British National Grid as a result of the translation the data does not appear as a regular grid Due to this re projection cell sizes will vary across the country Two types of major river flood hazard classification are used defended and undefended The defended data assumes any flood defences present withstand the flood heights for which they were designed The undefended data assumes that no flood defences are present representing the possib
4. 1 in 100 or greater annual probability of river flooding gt 1 or a 1 in 200 or greater annual probability of flooding from the sea gt 0 5 in any year Flood Zone 3b comprises land where water has to flow or be stored in times of flood Strategic Flood Risk Assessments SFRAs should identify this Flood Zone land which would flood with an annual probability of 1 in 20 5 or greater in any year or is designed to flood in an extreme 0 1 flood or at another probability to be agreed between the LPA and the Environment Agency including water con veyance routes These definitions of Flood Zone 3a and 3b apply only in England Equivalent data is also provided for Wales although in Wales the data does not have the same relationship to Planning Policy and is not referred to as Flood Zones The Environment Agency s holding of Flood Stor age Areas A flood storage area may be referred to as a balancing reservoir storage basin or balanc ing pond Its purpose is to attenuate an incoming flood peak to a flow level that can be accepted by the downstream channel It may also delay the timing of a flood peak so that its volume is discharged over a longer time interval Environment Agency Environment Agency Environment Agency Environment Agency Polygon amp Text Polygon amp Text Polygon amp Text Polygon amp Text From 2005 From 2005 From 2005 From 2005 Quarterly Quarterly Quarte
5. benefitting from flood defences 9 2 One map is included in this section showing the features revealed Although the report text gives details out to 250 metres from the site boundary the maps show a buffer out to 500 metres Features are shown to the map edge Since all sites differ in shape and area this map is not reproduced at a set scale to ensure the full site area and 500 metre buffer are shown 10 BGS Flooding 10 1 The BGS Flooding section of the report provides information from the British Geological Survey BGS as to whether the property is within an area susceptible to groundwater flooding or whether there are geological deposits that indicate the area may be vulnerable to inland or coastal flooding The search area for this section is the digitised site and a buffer 0 50 metres from the digitised site boundary 10 2 Susceptibility to groundwater flooding will report all record found within the search area The possible responses are Negligible Low Moderate Moderately High High 10 3 Where susceptibility is negligible this indicates that you need take no further action in relation to groundwater hazard in this area Where low or moderate susceptibility is revealed this indicates that given the geological conditions in the area there may be a groundwater flooding hazard Unless other relevant information e g records of previous flooding suggests groundwater flooding has occurred before in this area you need t
6. cells The data set is a hazard data set not a risk data set meaning that it does not provide any information about the likelihood of a groundwater flooding event occurring This data set identifies areas prone to the two main types of flooding inland fluvial floodplains and coastal estuarine based upon the observation of the types of geological deposit present The data set is a digital map based on the BGS Digital Geological Map of Great Britain at the 1 50 000 scale It was produced by characterising Superficial Drift Deposits on this map in terms of their likely vulnerability to flooding either from coastal or inland water flow These Superficial Deposits are considered recent in geological terms most having been formed in the later parts of the Quaternary geological period i e within the last few tens of thousands of years Observations made during recent major inland and coastal flooding events have demonstrated that the erosion and deposition of these recent geological sediments have produced subtle topographical variations resulting in landforms such as fluvial and coastal floodplains The mapping of these landforms in conjunction with the fluvial and or coastal deposits that underlie them has in turn determined the extent of previous coastal and inland flooding The data set does not take into account any man made influences such as flood protection schemes nor does it take into account the possibility of floo
7. flood features with each feature also reporting an associated flood depth In addition pluvial flood features are detailed where applicable Defended flood takes into account any flood defences that are present and assumes they provide the level of protection for which they are designed Undefended flood ignores any defences that may be present Tidal flooding is not included 8 2 Three maps are included in this section one for each return period Although the report text gives details out to 250 metres from the site boundary the maps show a buffer out to 500 metres Features are shown to the map edge Since all sites differ in shape and area these maps are not reproduced at a set scale to ensure the full site area and 500 metre buffer are shown 8 3 You should note the following This report incorporates flood hazard maps data and information in relation to flood risk Information licensed by Risk Management Solutions Inc RMS to Landmark Information Group Ltd Landmark RMS is not engaged in the insurance real estate finance or related industries The Information provided is not intended to constitute professional advice or an endorsement by RMS of any kind regarding the use and suitability of the Information The Information is based on the scientific data mathematical and empirical models and encoded experience of scientists and engineers and is inherently imprecise The Information is being provided as is w
8. 00km reference 393 224 Which is within the 100km grid square SO Remove the first digits from 100km reference 93 24 Assembled the alphanumeric reference 09324 16
9. 66 10 Sitecheck Flood User Guide 11 6 11 8 11 9 11 10 12 12 1 13 13 1 Please note that these assessments of the insurability of the property are from Norwich Union If the response raises concerns you should check with your own insurance company The Insurance Risk Rating section of the report also provides information of the flood insurance claim rating for the property s postcode sector An insurance claims rating for flood risk is derived from the number of flood insurance claims in the postcode sector Data is gathered from a large number of insurance companies and includes validated claims notified to insurers including river and coastal flood heavy rainfall and flooding following blockages to sewers etc They do not include an escape of water from a fixed appliance The insurance claim rating responses are High Medium Low Very Low No Data Available High is usually but not invariably associated with river or coastal flood It is usually indicative of groups of claims with several properties suffering damage as the result of a specific event This would indicate a sector with more than 5 claims per 1000 households Medium is usually indicative of groups of houses not necessarily over a wide area that have suffered damage as a result of heavy rainfall over topping of the rainwater system or their location being on low lying ground This would indicate a sector with between 2 and 5 claims
10. ake no further action in relation to groundwater flooding hazard If there are records of previous incidences of groundwater flooding then it is recommended that other information e g rainfall history property type and land drainage information in addition to previous records of flooding be investigated in order to establish relative but not absolute risk of groundwater flooding Sitecheck Flood User Guide Where moderately high or high susceptibility is revealed this indicates that given the geological conditions in the area groundwater flooding hazard should be considered in all land use planning decisions It is recommended that other relevant information e g records of previous incidence of groundwater flooding rainfall property type and land drainage information be investigated in order to establish relative but not absolute risk of groundwater flooding 10 4 Geological Indicators of Flooding gives a positive response if an indicator has been identified The data distinguishes between inland and coastal flooding 10 5 Two maps are included in this section showing the features revealed one showing Groundwater Flooding Susceptibility and the other Geological Indicators of Flooding Although the report text gives details out to 50 metres from the site boundary the maps show a buffer out to 500 metres Features are shown to the map edge Since all sites differ in shape and area these maps are not reproduced at a set scale to ensure th
11. d mapping PG BT The National Grid provides a unique reference system to locate any point in Great Britain Landmark in all its reports gives this grid reference NGR as a six figure numeric reference e g 393200 224400 However many people feel more comfortable with an alphanumeric grid reference in which each NGR has a two letter prefix locating it within one of the 100 kilometre squares shown in the diagram opposite This alphanumeric form is interchangeable with the purely numeric reference used by Landmark aT h E T tla aN Sme oe ES 2A dia E Cc i a In order to convert the purely numeric grid references to an alphanumeric reference the following procedure should be used in general the last 3 figures of the 6 figure grid reference should be removed in the case of The North of Scotland 7 figure Northings may occur The resulting grid reference represents a 100 kilometre reference and thus can be plotted against the adjacent map to provide the correct letter code This letter code will then replace the first figure of the Easting and Northing first 2 figures in the case of the 7 figure Northing reference The reference can then be re assembled 5 gt 86 vol lals W 7 il u sapea NA 09 00 ae s nlaw F il wisi sy sz v For example Six figure numeric reference 393200 224400 Remove the last three digits to give 1
12. dary 6 3 The background map contains both features and descriptive text which may contain information not reported in the body of the report but relevant to the reader Examples are water features marked in blue on the map text and symbology indicating tanks underground reservoirs benchmarks and spot heights 6 4 To the bottom right of the main map there is a further small aerial photograph 6 5 Adjacent to the small aerial photograph you will find the site location description and a six figure National Grid Reference relating to the bearing reference point for the site Rounded to the nearest 10 metres This is indicated on the information maps by an X To convert this National Grid Reference to an alphanumeric string please refer to Appendix 3 The Report Reference Customer Reference and Size of Site are also included Sitecheck Flood User Guide 7 Summary Table 7 1 The Summary Table comprises a set of five tables that list the information found for the site and the vicinity derived from the data sets shown in Appendix 2 as per the following example RMS Flood Risk On Site 3 RMS Flooding RMS 75 year Flood Return 1 2 RMS 100 year Flood Return 1 1 RMS 1000 year Flood Return 1 2 Environment Agency Flood Risk EA Flooding Extreme Flooding from Rivers or Sea without Defences 1 1 Flooding from Rivers or Sea without Defences 0 3 Areas Benefiting from Flood Defences 0 fi Flood Water Storage Areas 0 0 Flood Defence
13. ding onto low lying ground that is not occupied by the indicator deposits described above Getmapping Environment Agency British Geological Survey BGS British Geological Survey BGS Raster From 2005 Mapping Polygon From 2005 amp Text Polygon Not Applicable amp Text Polygon Not Applicable amp Text Variable Quarterly Annual Annual Aerial Photograph EA Flooding BGS Flooding BGS Flooding 13 Sitecheck Flood User Guide Appendix 1 Data Sets Currently Used in Sitecheck Flood Extreme Flooding Flood Zones are defined by the Government s from Rivers or Sea Planning Policy Statement 25 on Development and without Defences Zone 2 Flood Defences Flooding from Rivers or Sea without Defences Zone 3 Flood Water Storage Areas Flood Risk for England PPS25 dated December 2006 which replaces Planning Policy Guidance 25 Development and Flood Risk PPG25 published in July 2001 The Flood Zones are defined in table D 1 of PPS25 and illustrate the probability of flooding across England for planning consultation and have been identified using the best available data held by the Environment Agency ignoring the presence of flood defences This data set is Flood Zone 2 Medium Probability which comprises areas of land assessed as having between a 1 in 100 and 1 in 1000 annual probability of river flooding 1 0 1 or between a 1 in 200 and 1 in 1000 ann
14. e full site area and 500 metre buffer are shown 11 Insurance Risk Rating 11 1 The Insurance Risk Rating section of the report provides information from Norwich Union NU as to their assessment of the flood risk to any property on site and the insurability risk assessment of that property The flood risk responses are High Medium Low Negligible May Become Isolated 11 2 Where the flood risk is High based on Norwich Union s assessment of flood risk the property has a flood risk more frequent than a 1 in 75 year flood event Where the flood risk is Medium based on Norwich Union s assessment of flood risk the property has a flood risk between a 1 in 75 year and 1 in 250 year flood event Where the flood risk is Low based on Norwich Union s assessment of flood risk the property has a flood risk between a 1 in 250 year and 1 in 1000 year flood event Where the flood risk is Negligible based on Norwich Union s assessment of flood risk the property has a negligible flood risk Where the flood risk is May become isolated based on Norwich Union s assessment of flood risk the property may become isolated or surrounded by flood waters in the event of a 1 in 250 year flood event The property itself is unlikely to flood Sitecheck Flood User Guide 11 3 The insurability risk assessment responses are Significant High Moderate Low Very Low Negligible May Become Isolated Where the insurability ris
15. he sections of the Sitecheck Flood report are explored in detail in the following paragraphs The report reveals results in the order found in the Summary table 5 Aerial Photo 5 1 The Aerial Photo gives an overall view of the area centred on the bearing reference point of the site The area shown is a 570 metre square on the ground which does not expand for larger site areas 5 2 To the bottom right of the photo there is an Ordnance Survey map showing the site and 250m search buffer 5 3 Adjacent to the map you will find the site location description and a six figure National Grid Reference relating to the bearing reference point for the site rounded to the nearest 10 metres This is indicated on the information maps by an X To convert this National Grid Reference to an alphanumeric string please refer to Appendix 3 The Report Reference Customer Reference and Size of Site are also included 6 Location Map 6 1 The map confirms the boundary of the subject site used to drive the report The site boundary is marked in red and displayed against Mastermap the most detailed Ordnance Survey mapping Since all sites differ in shape and area this map is not reproduced at a set scale The minimum distance from the site boundary to the map frame boundary is 50 metres 6 2 Users should check the boundary is correct on receipt of their Sitecheck Flood report Please call our Helpdesk team on 0844 844 9966 if you have an issue with the boun
16. ithout any warranty of any kind RMS disclaims all representations and warranties express or implied including but not limited to implied warranties of merchantability non infringement and fitness for a particular purpose or any warranties as to the accuracy completeness reliability or certainty of the Information You rely on the information solely at your own risk RMS specifically disclaims any and all obligations and liability with respect to any decisions or advice made or given as a result of the Information In no event shall RMS or its parent subsidiary or other affiliated companies be liable for any direct indirect special incidental or consequential damages including loss of profits loss of business and loss or interruption of business suffered by you a counterparty or any third party arising out of 1 any use of or reliance upon this Information 2 any decisions or advice made or given as a result of the contents of the Information or use thereof or 3 any errors omissions or inaccuracies in the Information Sitecheck Flood User Guide 9 EA Flooding 9 1 The EA Flooding section of the report provides information from the Environment Agency EA as to whether the site is In or within 250 metres of an area affected by flooding Zone 3 or extreme flooding Zone 2 In or within 250 metres of flood defences recorded by the Environment Agency In or within 250 metres of an area recorded by the Environment Agency as
17. k assessment is Significant the insurer s assessment of flood risk at this property indicates that there is a significant risk of flooding and without evidence of appropriate flood defences it would not be prepared to insure this property You may be required to purchase a Flood Risk Assessment survey in order to provide this evidence Insurer recommends you consider flood protection measures Where the insurability risk assessment is Negligible the insurer s assessment of flood risk at this property indicates that there is a negligible risk of flooding Where the insurability risk assessment is High the insurer s assessment of flood risk at this property indicates that the property is built on a flood plain and there is a high probability of flooding Insurer would be prepared to offer cover for flooding if it were to insure this property Properties with a high probability of flooding may attract higher insurance premiums and or claims excesses You may wish to consider looking for suppliers of flood prevention products Where the insurability risk assessment is Moderate the insurer s assessment of flood risk at this property indicates that the property is built on a flood plain and there is a moderate probability of flooding Insurer would be prepared to offer cover for flooding if it were to insure this property Properties with a moderate probability of flooding may attract higher insurance premiums Where the insurability risk asse
18. le outcome if any defences which are present are breached entirely The defended dataset makes certain assumptions about flood defences around Great Britain RMS state these assumptions take into account EA defences the government defence assumptions from DEFRA other literature and discussions with the EA especially around river flood defences in London and the impact of tidal defences along the river including the Thames barrier This data has flood depth information grouped into four bands 0 200mm 201 500mm 501 2000mm 2 000mm and over Surface water flood hazard is defined in this context as flooding from minor rivers water flowing across the ground or raised groundwater levels The surface water hazard does not make any account for any flood defences which may be present amp Text Point amp Text Norwich Union Risk Management Solutions Inc amp Text Polygon Polygon From 2000 Quarterly Insurance Risk Rating Not Applicable Annually Insurance Risk Rating Not Applicable As Notified RMS Flooding 15 Sitecheck Flood User Guide Appendix 2 The National Grid All map references provided in the Sitecheck Flood report are National Grid References even where they refer to data taken from an historical map that predates the establishment of the National Grid referencing system in 1938 Landmark has a unique capability to transpose data between the earlier County Series maps and the modern National Grid base
19. ooding The current available coverage of the imagery is only for England and Wales The imagery is at a resolution of between 25cm 50cm The original scale of the photography was 1 10 000 for the majority of the coverage with certain urban areas taken at a scale of 1 5 000 All images are orthorectified to the Ordnance Survey National Grid and stored in a seamless database This data set shows those areas benefiting from demarcated flood defences whereby in a 1 fluvial or 0 5 tidal flood event areas that would otherwise flood are protected provided that the defences do not breach This data set is the first national hazard or susceptibility data set of groundwater flooding Groundwater flooding is increasingly recognised as a hazard and can be defined as the emergence of groundwater at the ground surface or the rising of groundwater into man made ground under conditions where the normal range of groundwater levels is exceeded Based on geological and hydrogeological information digital data has been used to identify areas where geological conditions could enable groundwater flooding to occur and where groundwater may come close to the ground surface The data set defines areas with one of five levels of groundwater susceptibility ranging from high susceptibility to negligible or no susceptibility Areas with no data represent areas with no susceptibility to groundwater flooding The resolution of the modelled output is 50m by 50m
20. our Helpdesk team by calling 0844 844 9966 2 Ordering a Sitecheck Flood Report 2 1 The quickest and perhaps most efficient way to order your Sitecheck Flood report is via our web site www sitecheck co uk Register on line or call our Helpdesk team on 0844 844 9966 to set up your individual user name and password 2 2 To order a report using one of our order forms please contact Landmark Information Group Limited Legal amp Financial The Smith Centre Fairmile Henley on Thames RG9 6AB Telephone 0844 844 9966 Fax 0844 844 9980 DX 154400 Henley on Thames 2 E mail helpdesk landmarkinfo co uk Internet www sitecheck co uk 2 3 It is important that each order form is accompanied by a location plan clearly showing the site boundary in relation to established features If the site is a new development the developer s plan and Land Registry plan should be submitted to aid us in site identification If in doubt please call for clarification as orders submitted without a location plan may be delayed 2 4 Order forms and plans may be sent by post fax or by DX using the address details above 2 5 You may request to receive reports in PDF format by e mail or in printed form Extra printed copies are available on request 2 6 Sitecheck Flood is available in PDF or paper format within within 4 working days This will be greatly reduced if no manual review is necessary Sitecheck Flood User Guide 3 What is Sitecheck Flood
21. per 1000 households Low suggests individual claims associated with failure of underground drainage systems or possibly localised events like flooding of the roadway following heavy rainfall This would indicate a sector with less than 2 claims per 1000 households Very Low indicates there are no recorded claims No Data Available means there are insufficient properties in the postcode sector to make a meaningful assessment There are no maps included in the Insurance Risk rating section of the report Guidance Notes for the Practitioner This section contains guidance on the purpose methodology and scope of the RPS Flood Risk Assessment Useful Information This section contains explanatory notes that may assist in the interpretation of some of the data within the Sitecheck Flood report 11 Sitecheck Flood User Guide 14 Useful Contacts 14 1 This section provides the address and contact details of the main agencies who have supplied the data contained in the report These contacts should normally be able toprovide additional details on the records revealed in the report 15 Terms and Conditions 15 1 This section contains the Terms and Conditions under which the report is supplied Sitecheck Flood User Guide Appendix 1 Data Sets Currently Used in Sitecheck Flood Aerial Photography Areas Benefiting from Flood Defences BGS Groundwater Flooding Susceptibility BGS Geological Indicators of Fl
22. r flooding has been identified at the site it either relates to a small part of the site only particularly significant for larger areas or it is not considered to be of extreme depth or high frequency High Risk there is the potential for significant flooding at the site This may include regular shallow flooding or less frequent flooding to significant depths with potential to disrupt site operations or impact development opportunities 4 The Framework and Reporting Style 4 1 According to the Environment Agency approximately 185 000 commercial properties are at risk of flooding in England and Wales The BBC reported that 9 000 of those properties were affected by the summer floods in 2007 As part of the Sitecheck range of commercial conveyancing reports the Sitecheck Flood report includes comprehensive and trusted data to provide a clear and thorough assessment backed by an independent professional opinion by RPS Consultants Sitecheck Flood includes exclusive RMS data which highlights the risk of surface water flooding the main cause of the summer 2007 floods The report also includes up to 6 separate flood maps which show full detail of the data sets Sitecheck Flood User Guide 4 2 The Sitecheck Flood report comprises 12 sections Aerial Photo Insurance Risk Rating Location Map Guidance Notes for the Practitioner Summary Table Useful Information RMS Flooding Useful Contacts EA Flooding Terms and Conditions BGS Flooding 4 3 T
23. rly Quarterly EA Flooding EA Flooding EA Flooding EA Flooding 14 Sitecheck Flood User Guide Appendix 1 Data Sets Currently Used in Sitecheck Flood as ee eee oe ees Postcode Sector Insurance Claim Ratings Flood Property based Flood Risk Flood Hazard 75 100 and 1000 Year Return This data set contains postcode sector based flood Crawford amp Co insurance claim ratings Postcode sectors are supplied as digital polygons to which insurance claim ratings are applied The rating system has five levels and is derived from the number of flood insurance claims in the postcode sector Four levels range from Very Low to High whilst the fifth category represents postcode sectors that have too few properties contained within them to make an assessment This data set provides a property based flood risk for all residential properties within the UK as supplied by Norwich Union NU insurance company There are five levels of flood risk High Property has a flood risk more frequent than a 1 in 75 year event Medium Property has a flood risk between a 1 in 75 year and 1 in 250 year event Low Property has a flood risk between a 1 in 250 year and 1 in 1000 year event Negligible Property has a negligible risk of flooding or is not on a flood plain May Become Isolated Property itself is not at risk of flooding however it may be isolated by flood waters in a 1 in 250 year event
24. s 0 2 British Geological Survey Flood Risk BGS Flooding BGS Groundwater Flooding Susceptibility 1 0 BGS Geological Indicators of Flooding 1 0 NU Flood Risk Rating NU Flood Risk Property based Flood Risk 0 Insurance Claims Rating Insurance Claims Postcode Sector Insurance Claim Ratings Flood 1 Sitecheck Flood User Guide 7 2 The summary tables give the data set name and the total number of records identified for each buffer The table replicates the order of the detailed records within the body of the report 7 3 For the NU Flood Risk Rating and the Insurance Claim Rating the count will only indicate a one or a zero A 1 indicates data has been found for the site and a 0 indicates no data exists This will occur for example when no buildings exist on the site or it has only recently been developed 8 RMS Flooding 8 1 The RMS Flooding section of the report provides information from Risk Management Solutions Inc RMS as to the potential flood risk up to 250 metres from the property RMS flood is a modelled dataset which uses land height predicted rainfall and a huge variety of other factors to predict both flooding from rivers and for the first time across Great Britain surface water flooding a key factor for flood predictions in urban areas The data is based upon the likelihood of a flood occurrence for 3 flood return periods 75 100 and 1000 years Each return period details both defended and or undefended
25. ssment is Low the insurer s assessment of flood risk at this property indicates that the property is built on a flood plain and there is a low probability of flooding Insurer would be prepared to offer cover for flooding if it were to insure this property Properties with a low probability of flooding may attract a small increase in insurance premiums to cover the risk Where the insurability risk assessment is Very low the insurer s assessment of flood risk at this property indicates that whilst the property is built on a flood plain there is a very low probability of flooding Insurer would be prepared to offer cover for flooding if it were to insure this property Where the insurability risk assessment is May become isolated the insurer s assessment of flood risk at this property indicates that in an extreme flood event this property may become isolated or surrounded by flood waters This property itself is unlikely to flood The Sitecheck Flood report may report No Data Available for this section This would indicate that no property exists on the site or that any property that does exist is newly built and is not yet included in the Ordnance Survey s Address Point data If there is a newly built property on the site Landmark can obtain information from Norwich Union on a case by case basis normally within 2 working days Should you require Landmark to obtain this information please contact our Customer Service team on 0844 844 99
26. ual probability of sea flooding 0 5 0 1 in any year This definition of Flood Zone 2 applies only in England Equivalent data is also provided for Wales although in Wales the data does not have the same relationship to Planning Policy and is not referred to as Flood Zones This is the Environment Agency s holding of Linear Flood Defences This data set contains all flood defences constructed during the last five years with a standard of protection equal to or better than 1 for rivers and 0 5 from the sea Some additional defences which may be older or may have been designed to provide a lower standard of protection are also shown where the information is currently available This layer comprises linear flood defences for example flood embankments and walls Flood Zones are defined by the Government s Plan ning Policy Statement 25 on Development and flood Risk for England PPS25 dated December 2006 which replaces Planning Policy Guidance 25 Devel opment and Flood Risk PPG25 published in July 2001 The Flood Zones are defined in table D 1 of PPS25 and illustrate the probability of flooding across England for planning consultation and have been identified using the best available data held by the Environment Agency ignoring the presence of flood defences This data set combines Flood Zone 3a High Prob ability and Flood Zone 3b The Functional Flood plain Flood Zone 3a comprises land assessed as having a
Download Pdf Manuals
Related Search