EA Flood Map for Planning: 2025 Update Explained

At Unda, we’ve analysed the updated FMfP, reviewed the EA’s supporting guidance, and compared this release with the previous mapping suite to provide a comprehensive and assured breakdown of what’s new, what’s changed, and what it means for development planning. We’ve also previously examined the foundations of NaFRA2 and its policy implications in detail, and discussed what the shift to this new framework means for practitioners in the planning system.

What Is the Flood Map for Planning?

The Flood Map for Planning is a statutory tool designed to support planning decisions under the National Planning Policy Framework (NPPF). It identifies land at risk of flooding from rivers and the sea, which in turn guides:

• The application of the Sequential and Exception Tests;
• The need for site-specific Flood Risk Assessments (FRAs);
• Compliance with Flood Risk Standing Advice.

The FMfP differs from tools like the Check Long Term Flood Risk service by focusing on strategic and site-specific planning decisions, rather than general public awareness or property-level risk.

Summary of Key Updates (as of 25 March 2025)

The new FMfP introduces several significant developments, aimed at increasing the relevance, clarity, and usefulness of flood risk information for planning.

1. Updated Flood Zones (2 and 3)

Flood Zones now incorporate both existing local hydraulic models and a new nationally consistent model produced through NaFRA2. These zones continue to reflect undefended, present-day flood risk from rivers and the sea. Importantly, they still do not account for the presence of flood defences, maintaining alignment with planning policy principles.

While definitions remain unchanged, boundaries in some locations may have shifted where national modelling has enhanced previously incomplete data coverage. This is particularly relevant in areas that lacked detailed local models in the past.

2. Introduction of Defended and Undefended Flood Extents

The FMfP now includes defended and undefended flood extents for rivers and the sea, under both present-day conditions and a climate change scenario. This includes a 1-in-30 year defended scenario, which can support Local Planning Authorities (LPAs) in identifying functional floodplain (Flood Zone 3b) within their Strategic Flood Risk Assessments (SFRAs). However, it is important to note that the FMfP itself does not define Flood Zone 3b – this designation remains a matter for LPAs to determine using available evidence, including but not limited to the new FMfP layers.

This addition provides greater transparency regarding the influence of flood defences and supports a more refined understanding of flood risk across different scenarios. It also allows LPAs to conduct more strategic and consistent planning assessments.

3. Surface Water Flood Risk Now Visible

For the first time, surface water flood risk extents are presented within the FMfP interface. This data represents present-day pluvial flooding risk, offering increased visibility of an often-overlooked source of flooding within planning decisions.

Previously accessible only through the Check Long Term Flood Risk service, its inclusion in FMfP represents a step forward in integrating multiple flood sources into a single planning-focused platform. However, surface water data currently does not include climate change scenarios or depth information, which limits its application in detailed Flood Risk Assessments and when addressing policy requirements for climate change resilience. This aligns with our earlier observations that NaFRA2 is a step-change in data integration, but its full practical impact will depend on the pace of future data enhancements.

4. Clearer Guidance on Dataset Suitability

The EA has published a product suitability diagram clarifying which datasets are appropriate for planning use. While many of the new datasets add contextual value, only certain layers (such as present-day undefended flood zones and defined climate change scenarios) are suitable for use in the formal planning process. Others, such as short-horizon projections or defence-based models, require careful interpretation and should not be used in isolation.

Practitioners must engage critically with the data and ensure that it aligns with planning policy requirements and EA guidance, particularly around the need to consider climate change impacts.

What Has Not Changed?

Despite the scope of the update, several core elements remain consistent:

• Flood Zone definitions remain as previously established under the NPPF.
• The EA's role as a statutory consultee has not changed, and planning application thresholds triggering consultation are unaffected.
• Standing Advice and references within Planning Practice Guidance (PPG) still refer to the established Flood Zones framework.

These continuities provide a degree of stability, allowing the planning system to absorb new data without shifting the underlying regulatory framework.

Strategic Planning Implications

According to the Environment Agency, approximately 5.7 million properties in England are at risk of flooding from rivers, the sea, or surface water. The government has committed £5.2 billion between 2021 and 2027 to support over 2,000 flood defence schemes, aiming to better protect around 336,000 properties. These figures underscore the scale of the challenge and the critical role that updated data and tools, such as the FMfP, play in guiding sustainable planning and investment decisions.

The March 2025 update arrives at a timely moment for many LPAs who are preparing new Local Plans or reviewing Strategic Flood Risk Assessments. The enriched FMfP data can support more effective site screening and allocation, helping to align development aspirations with a clearer understanding of flood risk.

For greenfield development and large-scale masterplanning, the improved mapping of surface water and the availability of defended scenarios enhances the ability to proactively assess constraints and opportunities. These developments can also streamline planning applications by reducing the need for bespoke data acquisition or preliminary correspondence with the EA.

Nonetheless, the planning system still requires consideration of climate change. Not all datasets currently available on the FMfP meet this criterion. Where this is the case, applicants will still need to refer to supplementary EA guidance and, where necessary, commission site-specific modelling.

As we noted in our recent commentary on housing and flood risk policy, achieving a sustainable balance between development and flood risk management remains a national priority. These FMfP updates will prove essential to making that balance more achievable.

A Note on Future Enhancements

This update is described by the EA as the beginning of an iterative process. Over the next year, we can expect:

• More frequent updates (on a roughly quarterly basis), as additional local models are integrated.
• The inclusion of depth information for river, sea, and surface water flooding.
• Future incorporation of climate change scenarios into surface water datasets.

Users should be aware that what is available now represents a baseline, and the platform will evolve as more datasets are processed and published.

The updated Flood Map for Planning marks a significant step in the modernisation of England’s flood risk planning framework. Its improved accessibility, transparency, and data coverage have the potential to reduce delays, improve certainty, and promote more resilient spatial strategies.

However, these benefits depend on informed use. Practitioners must remain vigilant about dataset suitability, be clear about the limitations of what is available, and integrate FMfP outputs with site-specific evidence where appropriate.