By Simon Rix, Senior Planning Consultant at Planix.uk
If you’re considering getting us to submit a planning application on your behalf, you need to be aware of a significant upcoming change. On 25 March 2025, the Environment Agency will release new flood risk datasets, including updated Flood Zones, on the Flood Map for Planning.
This update will affect both new and existing planning applications, as local authorities will be required to reassess applications against the latest flood data. If a development site is found to fall within a flood zone after this update, additional information—such as a Flood Risk Assessment (FRA) or further reports—may be required before an application can proceed.
How Will This Affect Planning Applications?
From 25 March 2025, planning authorities will apply the new Flood Zones to:
All new planning applications submitted on or after 25 March 2025. These will be screened under the updated flood risk data, and if the site is within a flood zone, an FRA and potentially other assessments will be required.
Applications already in progress ("pending consideration") on 25 March 2025. Even if an application was submitted before this date, it will still be rechecked against the new Flood Map. If the site is found to now fall within a flood zone, additional reports will be requested before the application can proceed to determination.
Applications submitted before 25 March but not yet validated. If any further information is required to validate the application, and this is received on or after 25 March, the site will be reassessed against the updated flood risk data before validation can be completed.
What This Means for Our Clients
If you’re thinking about getting us to submit a planning application, it’s crucial to be aware that even applications submitted now (before 25 March 2025) will still be reassessed once the new Flood Map takes effect. This means:
Submitting early won’t necessarily avoid the new flood risk rules. Unlike some regulatory changes where earlier submissions can bypass updated requirements, this is not the case with the new Flood Map. Every application still in process on 25 March will be checked against the new data.
Expect potential delays if your site is affected. If a site is newly classified as being within a flood zone, planning authorities will require additional information, such as an FRA, before validation (if not yet validated) or before determination (if the application is already in process).
Proactive assessment is key. If you’re considering a planning application, it’s worth reviewing whether flood risk could become a factor. If your site is likely to be affected by the updated Flood Map, preparing an FRA in advance can prevent delays when the new requirements take effect.
Why This Update Matters
The Environment Agency’s updated flood risk data reflects more accurate modelling and current climate trends, ensuring that new developments take proper account of flood risk. While this may introduce additional requirements for some applications, it ultimately helps to ensure that new buildings are sustainable, resilient, and compliant with national planning policies.
How We Can Help
At Planix.uk, we can assess whether your site may be affected by the new Flood Zones and help prepare any necessary reports ahead of time. We handle the entire planning application process, ensuring compliance with all relevant regulations and helping to mitigate potential delays.
If you’re thinking of applying for planning permission in the near future, get in touch with us today to discuss how these changes might affect your project—and how we can help you prepare.
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