How do you make sure your Planning Application complies with Flood Risk regulations?

When submitting a planning application, one critical aspect you can’t afford to overlook is flood risk compliance. Flooding is a significant concern in the UK, and stringent regulations are in place to prevent development in areas at high risk. We’ve put together a guide to ensure your application meets all necessary flood risk regulations.

1. Check the Flood Risk Zone

Before starting your planning application, you need to know which flood risk zone your development site is in. If your site is in England, the Environment Agency’s Flood Map for Planning categorises areas into four main zones:

• Zone 1 (Low Risk): Less than a 1 in 1,000 annual risk of flooding.
• Zone 2 (Medium Risk): Between a 1 in 100 and 1 in 1,000 annual risk.
• Zone 3a (High Risk): 1 in 100 or greater annual risk.
• Zone 3b (Functional Floodplain): Land designed to flood during extreme weather events.

Understanding your site’s flood risk category is essential, as it determines the level of assessment and mitigation required. 

2. Get a Flood Risk Assessment (FRA)

If your development falls under any of these categories, a Flood Risk Assessment is mandatory: 

•  It’s in Zones 2 or 3
•  It’s Larger than 1 hectare in Zone 1
• It’s in a critical drainage area
• It’s at risk of surface water flooding
• The long-term flood risk map shows the site is at increased risk of flooding from rivers or sea during its lifetime

An FRA document assesses the risk of flooding from all sources, including:

• Rivers and seas
• Surface water
• Groundwater
• Reservoirs

The FRA should outline how you intend to manage these risks and demonstrate that the development will not exacerbate flooding elsewhere.

Additionally, the FRA must illustrate:

• The estimated flood level for the site.
• Proposed mitigation measures (e.g., raised floor levels, flood barriers).
• Safe access and evacuation routes during flood events.

3. Apply the Sequential and Exception Tests

The Sequential Test is designed to steer development towards areas of lowest flood risk. If no suitable sites are available, the Exception Test may apply, requiring you to demonstrate:

• The development provides wider sustainability benefits that outweigh flood risk.
• It will remain safe for its lifetime, considering climate change and emergency planning.

Successfully passing these tests is crucial for planning permission in flood prone areas. 

Please be aware that sequential and exception tests may not always be needed. 

4. Incorporate Sustainable Drainage Systems (SuDS)

One effective way to manage surface water and reduce flood risk is by implementing Sustainable Drainage Systems (SuDS). These include:

• Permeable paving to allow water to soak through.
• Green roofs to absorb rainwater.
• Rain gardens to collect and filter runoff.
• Soakaways to channel water back into the ground.

At GeoSmart, we offer Sustainable Drainage Reports to support planning permission as they are an integral part of planning submissions. SuDS not only help mitigate flood risks but also improve water quality and biodiversity.

5. Consult with Local Authorities and the Environment Agency

Engaging with your Local Planning Authority (LPA) and the Environment Agency (or Natural Resources Wales (NRW) or Scottish Environment Protection Agency (SEPA)) early in the planning process can help identify any specific flood-related concerns. Their guidance can be instrumental in shaping your application to meet compliance.

You may also need to consult local flood risk management teams, especially if the development is within a Critical Drainage Area (CDA).

6. Follow Building Regulations and NPPF Guidance

Flood risk measures must align with Part H of Building Regulations and the National Planning Policy Framework (NPPF). These guidelines are crucial for ensuring that developments are safe, sustainable, and do not increase flood risk elsewhere.

Moreover, NPPF prioritises sustainable development, meaning flood risk considerations are integrated into planning decisions from the outset.

7. Submit the application with full documentation

Finally, ensure your planning application includes:

• A completed Flood Risk Assessment
• Evidence of passing the Sequential and Exception Tests (if required)
• Plans for flood mitigation measures

Submitting a well-prepared application not only improves your chances of approval but also demonstrates a commitment to responsible development.

Final thoughts

Flood risk compliance is a crucial part of the planning process in the UK. By understanding your flood zone, completing a robust FRA, and implementing sustainable drainage solutions, you can ensure your application is resilient and regulation-compliant.Find out more about what GeoSmart can offer, and if you’re not sure what you need, why not contact us?