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“Granny Annexe” Flood Risk Assessment: The Planning Rules

Posted on 7th August, 2026
, in NPPF 
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Do you need a flood risk assessment for a change of use to an HMO?

Usually, yes. A flood risk assessment is required for a change of use to an HMO wherever the site sits in Flood Zone 2 or 3, and in some Flood Zone 1 cases too. An HMO is still residential sleeping…
Posted on 7th August, 2026
, in NPPF 
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Flood risk and drainage in the planning process: where they fit at every stage

If you are applying for planning permission for the first time, the part most likely to catch you out is not the design or the neighbours. It is flood risk and drainage in the planning process. Flooding and surface water…
Posted on 6th August, 2026
, in NPPF 
, in SuDS 
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What is a consultee in a planning application? Statutory consultees explained

A consultee is a body or person the local planning authority asks for a view on your planning application before it makes a decision. Some are named in law and must be consulted on particular kinds of development. These are…
Posted on 5th August, 2026
, in NPPF 
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Flood Risk Assessment and Drainage Strategy: Do You Need Both?

Most applications that need one of these documents need the other too. A flood risk assessment and a drainage strategy answer different questions: the first asks whether the site floods and whether your development makes flooding worse somewhere else, the…
Posted on 4th August, 2026
, in NPPF 
, in SuDS 
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Can a Planning Condition Make You Fix a Flood Problem You Didn’t Cause?

Almost every developer who has taken a drainage condition through to discharge has met some version of this. The site floods. The gardens next door flood. The culvert downstream has been surcharging since long before anyone applied for anything. And…
Posted on 29th July, 2026
, in NPPF 
, in PPG 
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The Revised NPPF and Flood Risk: What’s Changing and What to Do Now

The revised NPPF and flood risk are now tightly linked. The government's December 2025 consultation on a rewritten National Planning Policy Framework closed on 10 March 2026, and the revised framework is expected in summer 2026. For flood risk it…
Posted on 16th July, 2026
, in NPPF 
, in SuDS 
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Discharge of Planning Conditions: Process, Timescales and Costs (2026)

Discharge of planning conditions is the formal step of asking your local planning authority to confirm, in writing, that a condition attached to your planning permission has been satisfied. In planning terms it is an “application for approval of details…
Posted on 14th July, 2026
, in NPPF 
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Sequential test, exception test and the planning balance: lessons from the Yatton judgment

When a flood risk scheme fails the sequential test, does the decision end there? The High Court has now answered plainly. In *North Somerset District Council v Secretary of State for Housing, Communities and Local Government* [2026] EWHC 1430 (Admin),…
Posted on 18th June, 2026
, in NPPF 
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Residual Flood Risk Explained: How It’s Assessed and Managed

Residual flood risk is the risk left over after defences, drainage and mitigation have done what they can. No scheme removes risk entirely. A defended site still floods if a barrier is overtopped, if a defence breaches, or if a…
Posted on 9th June, 2026
, in NPPF 
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Why the Insurance Industry Is Warning Against the NPPF Flood Risk Changes

In early March 2026, as the government’s consultation on its revised National Planning Policy Framework drew to a close, seventeen of the most significant names in UK flood risk signed a single joint letter to ministers. Insurers, mortgage lenders, brokers…
Posted on 8th June, 2026
, in NPPF 
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Why a Conveyancing Flood Report Won’t Pass Planning (And What Will)

Posted on 10th March, 2026
, in NPPF 
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Flood risk vulnerability classification explained: NPPF Annex 3 guide

Flood risk vulnerability classification is the system that sorts every kind of development — homes, hospitals, offices, power stations, car parks — by how badly it would be affected if a flood happened. Set out in Annex 3 of the…
Posted on 2nd March, 2026
, in NPPF 
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One in Nine New Homes in Flood Risk Areas – is 11% Evidence of Planning Failure?

Aviva’s latest analysis has generated prominent headlines: one in nine new homes built in England between 2022 and 2024 are in areas of medium or high flood risk. The insurer reports that 11% of the 396,602 new homes recorded during…
Posted on 23rd February, 2026
, in NPPF 
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Flood risk data delay slows planning and housing delivery

Yesterday, on 29th January 2026, updated surface water flood risk data was due to be published for use in development planning. Late in the day, it was confirmed that the release had been delayed, with no revised publication date and…
Posted on 30th January, 2026
, in NPPF 
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Climate Change Allowances for Flood Risk Assessments: A 2026 Guide

Climate change allowances are the figures the Environment Agency expects you to build into a flood risk assessment so that a development stays safe over its whole lifetime, not just on the day it is built. They convert what we…
Posted on 21st January, 2026
, in NPPF 
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How AI Could Improve Flood Risk Management

Artificial intelligence is starting to reshape flood risk management, though not in the way the headlines suggest. AI in flood risk management works best as a support layer: it can sharpen flood forecasting, widen warning coverage and speed up the…
Posted on 5th January, 2026
, in AI 
, in NPPF 
, in SuDS 
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Flooding Across England and Wales Ahead of Christmas 2025

In the weeks leading up to Christmas 2025, large parts of England and Wales experienced prolonged and disruptive flooding. Rather than a single storm-driven incident, the period was marked by repeated rainfall, saturated ground conditions and flooding that often persisted…
Posted on 22nd December, 2025
, in NPPF 
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December 2025 NPPF Draft | Flood Risk and Sequential Test

On 16th December 2025, the Government published a draft National Planning Policy Framework (NPPF) for consultation. The consultation is open until 10th March 2026 and the draft has no statutory force at this stage. No changes are yet enacted, and…
Posted on 18th December, 2025
, in NPPF 
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Planning for Flood Risk: The NPPF Explained

The National Planning Policy Framework (NPPF) is one of the most important documents shaping how and where development happens in England. It sets out the government’s planning policies and how local authorities are expected to apply them — influencing everything…
Posted on 16th October, 2025
, in NPPF 
, in SuDS 
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Defra and Its Role in England’s Flood Risk Management

The Department for Environment, Food & Rural Affairs (Defra) plays a central role in how flood risk is managed across England. It is responsible for national policy, legislation and funding for flood and coastal erosion risk management (FCERM). Although Defra…
Posted on 16th October, 2025
, in NPPF 
, in SuDS 
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PPG flood risk: what the September 2025 Sequential Test update changed

The PPG flood risk guidance changed on 17th September 2025, and the four paragraphs it rewrote decide how a Sequential Test gets scoped and evidenced today. The sequential approach now reads across every source of flooding, surface water included. A…
Posted on 22nd September, 2025
, in NPPF 
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TCPA Raises Alarm on the Sequential Test: How Valid Are Their Concerns?

In August 2025 the Town and Country Planning Association (TCPA) issued a strongly worded briefing note on the sequential test. The paper reflects growing unease that the cornerstone of flood risk planning policy is being eroded through recent appeal decisions.…
Posted on 12th September, 2025
, in NPPF 
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Flood Map for Planning: What It Shows and How to Use It

Posted on 29th August, 2025
, in NPPF 
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Flood Zones Explained: Zone 1, 2 and 3 (England)

Flood zones are how the planning system in England describes the chance of a site flooding from rivers or the sea. They sort land into Flood Zone 1, 2 or 3 (with Zone 3 split into 3a and 3b), from…
Posted on 28th August, 2025
, in NPPF 
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Can the Sequential Test Be Reformed to Unlock Homes?

As appeals like Faversham and Yatton make clear, national policy on flood risk is straining under its own weight. The Sequential Test — originally designed to steer vulnerable development away from areas at highest flood risk — is now increasingly…
Posted on 25th July, 2025
, in NPPF 
, in SuDS 
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Faversham Appeal Shifts Flood Risk Sequential Test Best Practice

A recent appeal decision (Ref: APP/V2255/W/24/3350524) has stirred interest across the planning and flood risk sectors. The case concerned an outline application for 250 homes on land at Ham Road, Faversham — partly at risk from tidal and surface water…
Posted on 3rd July, 2025
, in NPPF 
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National Standards for Sustainable Drainage Systems (SuDS): The 2025 Rules and Where They Stand in 2026

Posted on 20th June, 2025
, in NPPF 
, in SuDS 
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Flood Defence Gets £7.9bn Investment in UK Infrastructure Push

The UK Government has unveiled the largest flood defence investment programme in the nation’s history, committing £7.9 billion over the next decade to better protect homes, businesses and critical infrastructure from rising climate-driven flood risks. This announcement comes amid growing public…
Posted on 19th June, 2025
, in NPPF 
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Planning with EA Flood Risk Standing Advice

Posted on 23rd May, 2025
, in NPPF 
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Sequential Test Failed, Appeal Allowed: What Yatton Means for Planning

A recent planning appeal decision in Yatton provides an insightful take on how the Sequential and Exception Tests are interpreted and applied within flood risk planning policy. This appeal, concerning the proposed development of a residential scheme on land south…
Posted on 28th March, 2025
, in NPPF 
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EA Flood Map for Planning: 2025 Update Explained

On 25th March 2025, the Environment Agency (EA) launched a major update to its Flood Map for Planning (FMfP), marking a pivotal shift in how flood risk is represented for the planning system in England. This update integrates findings from…
Posted on 27th March, 2025
, in NPPF 
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What are the Sequential and Exception Tests?

If you’re a property developer, navigating planning requirements can feel like an uphill battle. The Sequential Test and Exception Test might seem like bureaucratic obstacles, but understanding how to approach them strategically can help unlock development opportunities in areas that…
Posted on 16th December, 2024
, in NPPF 
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What is BRE365 Infiltration Testing (Soakaway Design)?

BRE365 infiltration testing is the in-ground test that measures how fast your site's soil can absorb surface water, so you can prove a soakaway will work and size it correctly. It follows BRE Digest 365, the standard UK method for…
Posted on 2nd December, 2024
, in NPPF 
, in SuDS 
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Topographical Surveys for FRA & SuDS: When Are They Needed?

A topographical survey is a precise measurement of land elevations, contours, and features, providing essential data for flood risk assessments (FRA) and sustainable drainage systems (SuDS). Using total stations, GPS, and laser scanning, these surveys create high-resolution 3D models or…
Posted on 18th November, 2024
, in Data 
, in NPPF 
, in SuDS 
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What Is a Local Planning Authority (LPA)? A Guide for Developers

A local planning authority (LPA) is the council responsible for deciding planning applications in its area and for shaping how land is used and developed. Almost every development, from a single-storey extension to a housing scheme, passes through an LPA…
Posted on 30th August, 2024
, in NPPF 
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The Environment Agency (EA): Flood Risk and Planning

The Environment Agency is the government's statutory adviser on flood risk in the English planning system. It does not decide planning applications, but where a site carries flood risk its advice usually shapes whether permission is granted, refused, or held…
Posted on 28th August, 2024
, in NPPF 
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Internal Drainage Boards (IDBs): what they do and why they matter for planning

An internal drainage board (IDB) is an independent public body that manages water levels and land drainage in a low-lying area at particular risk of flooding. England has 112 IDBs covering around 1.2 million hectares, roughly 9.7% of the country,…
Posted on 27th August, 2024
, in NPPF 
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Lead Local Flood Authority (LLFA): What It Is and What It Means for Your Application

A Lead Local Flood Authority (LLFA) is the county council or unitary authority responsible for managing local flood risk across its area: surface water, groundwater and ordinary watercourses. On major planning applications it is a statutory consultee on surface water…
Posted on 26th August, 2024
, in LLFA 
, in NPPF 
, in SuDS 
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What Are Strategic Flood Risk Assessments (SFRAs)?

Strategic Flood Risk Assessments (SFRAs) are a central component of flood risk management in the English planning system. While frequently referenced in the preparation of Local Plans and in the context of site allocation, their strategic role is often underappreciated…
Posted on 23rd August, 2024
, in NPPF 
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EA Flood Map Challenge: What You Need to Know

Flood mapping plays a crucial role in the planning process across England. For landowners, developers, and planners, accurate flood zone designations by the Environment Agency (EA) are essential — not just for safe and sustainable development, but also to avoid…
Posted on 3rd June, 2024
, in NPPF 
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Applying the Sequential Test Post-Mead: A Guide for Planning Professionals

A recent decision of the High Court, upheld by the Court of Appeal in Mead Realisations Ltd v Secretary of State for Levelling Up, Housing and Communities [2024] EWHC 279, has clarified several key aspects of national planning policy relating…
Posted on 20th February, 2024
, in NPPF 
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Building on floodplains: what developers need to know

Can you build on a floodplain? In most cases, yes. Floodplain land is not off limits in England, but it is some of the most tightly controlled land you can develop. Whether you get permission, and what you have to…
Posted on 18th September, 2015
, in NPPF 
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