Flood risk standing advice for use by planning applicants and their agents in England. Flood risk standing advice does not apply in Wales.
In response to the changes to permitted development rights we will review and update our flood risk standing advice. The existing requirement for the assessment of flood risk remains and our advice continues to reflect this.
What you need to do first
Before you formally submit your planning application or your application for prior approval for a change of use permitted by Class J or M of Part 1 of Schedule 2 to the Town and Country Planning (General Permitted development) Order 1995 (as amended) you should discuss it with the Local Planning Authority and the Environment Agency (call us on 03708 506 506).
Early discussion can save time and money by highlighting where:
- flood risk affects your development
- the Sequential and Exception Tests will be required and the implications of this
- the development type is inappropriate for the proposed location
- the site is at too great a flood risk for development
- inappropriate detailed designs are being considered
- the Environment Agency can provide information to support your Flood Risk Assessment
The Sequential Test is a process that the Local Planning Authority (LPA) must go through to direct development as far as is practicable, to areas at the lowest probability of flooding. The Exception Test will also be applied where the impact of flooding on people or the environment is greatest. Information on both tests is set out in the NPPF and the accompanying practice guide.
Flood Risk Assessment
You will need to carry out a Flood Risk Assessment and submit this as part of your planning application or application for prior approval under Class J or M of Part 1 of Schedule 2 to the Town and Country Planning (General permitted development) Order 1995 (as amended):
Environment Agency's role
We are consultee to the Local Planning Authority on all non-minor planning applications within Flood Zones 2 and 3 and also for anything greater than 1ha in Flood Zone 1. In addition to this we are a consultee for sites that are less than 1ha in Flood Zone 1, and are located in an area identified as having critical drainage problems. We are also a statutory consultee for applications for prior approval for some change of use. Full details of our consultation requirements are from the Development Management Procedure Order and the General Permitted Development Order: