Flood Risk
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Flood risk and planning applications
Flood zones explained
The Environment Agency classifies land into flood zones. Zone 1 has the lowest risk (less than 0.1% annual chance). Zone 2 has medium risk (0.1–1%). Zone 3a has high risk (1% or greater from rivers, 0.5% from the sea). Zone 3b is the functional floodplain.
The Sequential Test
Planning applications in flood zones 2 and 3 must pass the Sequential Test, which requires demonstrating there are no reasonably available alternative sites at lower risk of flooding. This applies to all new developments.
Flood Risk Assessments
A site-specific Flood Risk Assessment is required for all developments in flood zones 2 and 3, and for sites over 1 hectare in flood zone 1. The assessment must show how flood risk will be managed for the lifetime of the development.
Sustainable drainage (SuDS)
Major developments must include sustainable drainage systems to manage surface water runoff. This helps reduce flood risk downstream and is a material consideration in planning decisions.