Bespoke Flood Risk Assessments that inform design, support planning and manage long-term risk.
A Flood Risk Assessment (FRA) is a planning requirement for many developments. An FRA is an engineering assessment that identifies the flood risks affecting a proposed development and demonstrates how those risks will be managed. Its purpose is to show that the scheme will be safe for its intended lifetime, without increasing flood risk elsewhere. Where opportunities exist, the assessment should also look at how the development can improve the way water is managed on the site.
In England and Scotland it is typically referred to as a Flood Risk Assessment (FRA), while in Wales it is known as a Flood Consequence Assessment (FCA).
FPS Environmental provide clear technical direction from feasibility through to planning and delivery. If a Flood Risk Assessment is required and not provided, the planning application will usually be refused.
Importantly, an FRA should be bespoke and site specific. It needs to respond to the actual conditions and the proposed development, not be generated from a template.
“A Flood Risk Assessment should be an engineering exercise, not a template report. At FPS Environmental every assessment is bespoke, focused on assessing flood risk thoroughly and supporting viable development.”
Simon Crowther BEng (Hons) FCIWEM C.WEM MIET
Director, FPS Environmental
The scope of a Flood Risk Assessment depends on both where the site is and what is being proposed. The flood risk evidence required for a riverside scheme on the Thames is different from that required for a new build in Greater Manchester, and the planning considerations for an architect-led extension are different again from those facing a strategic land developer.
Below are common starting points by development type and by location. If your site or scheme isn’t listed, it doesn’t mean we don’t cover it. These are simply the most frequently requested.
Working on a site outside these areas? Get in touch. We cover the whole of England and Wales.
If you already have site details or a planning requirement, you can submit these here and our team will review and come back to you.
Flood Risk Assessment Enquiry
A Flood Risk Assessment is a report which is required as part of a planning application to demonstrate that the proposed development will be safe and viable for its lifetime.
The first stage is to accurately assess the flood risk at the site, including from different sources such as rivers, the sea, sewers, groundwater, reservoirs, and surface water run-off.
The report should then consider safe access and egress, and minimise the flood risk to the development by implementing measures such as a finished floor level set above the flood level. It should also make sure the development does not increase the flood risk for neighbouring properties and consider mitigation measures as necessary.
An FRA can also consider the management of surface water with the inclusion of a Surface Water Drainage Strategy.
It should be bespoke to the site and consider the requirements of the local authority, Environment Agency, and satisfy planning policy.
We have written in more detail about this in our article on What Makes a Good Flood Risk Assessment?
A Flood Risk Assessment is typically required to support a planning application where:
The assessment must follow the National Planning Policy Framework (NPPF), Planning Practice Guidance and local policy, and it must be proportionate to both the site and the proposed development.
The requirement for a Flood Risk Assessment is increasing. Part of this is due to improvements in national flood mapping, the Environment Agency’s updated National Flood Risk Assessment (NaFRA), but the bigger shift is that flood risk is no longer just about rivers (fluvial risk). Planning authorities are now also concerned with surface water flooding, and how development manages rainfall runoff. Even in Flood Zone 1, proposals are expected to demonstrate how water will be stored, controlled and that it will not exacerbate risk for others.
Alongside that, the insurance position is changing. Flood Re does not apply to post-2009 properties and is due to come to an end in 2039. For new development, flood risk has a direct influence on whether the building can be insured, financed and sold.
The most effective way to reduce flood risk usually happens long before any defences are designed. It starts at the site‑scoping stage, where the layout of the development can make a significant difference.
This often means placing buildings in the parts of the site with the lowest level of flood risk and understanding how much land is available for a SuDS scheme. One of the core principles is to position the most vulnerable elements of the development in the safest areas, rather than trying to engineer solutions later.
Less vulnerable uses can be accommodated in areas with higher residual flood risk where it is appropriate to do so. These might include:
This is why FPS recommend engaging a Flood Risk Consultant early, and not to treat an FRA as a late stage tick-box exercise for planning consent.
Where development cannot completely avoid areas at risk of flooding, finished floor levels become an important mitigation measure.
The Flood Risk Assessment should identify measures that are proportionate to the scale and use of the development. These will vary depending on the building type and whether the proposal is a new build or the conversion of an existing building.
In most cases, finished floor levels are set at least 600mm above whichever is highest of:
• The average ground level of the site
• The adjacent road level
• The estimated river or coastal flood level affecting the site
Where flood modelling is robust and levels are well understood, this freeboard may sometimes be reduced to 300mm.
The approach follows government guidance on Flood Risk Assessments. In some cases additional measures may also be appropriate, such as the use of flood-resilient materials in ground floor construction.
The Flood Risk Assessment should also define the design flood level affecting the site, which then informs the finished floor level for the development.
Managing rainfall is now a core planning requirement for all developments.
Sustainable Drainage Systems should be considered to control and manage runoff, provide attenuation, manage surface water flows and, where possible, deliver betterment from the existing situation.
When designed alongside the FRA, the Surface Water Drainage Strategy becomes part of the flood risk solution rather than a separate exercise.
Development should also consider displacement of water. Construction in a flood plain can displace water, so compensatory storage or Floodplain Impact Calculations may be required.
This is particularly relevant where flood defences or land raising are proposed, as the impact on floodplain storage must be understood. In some cases a cut-and-fill assessment is required as part of the Flood Risk Assessment to demonstrate that there is no loss of flood storage and no increase in flood risk elsewhere.
Every FPS Environmental Flood Risk Assessment for Planning is advisory led and starts with understanding the planning context, the flood zone and the proposed use of the site.
We prepare a proportionate scope of work, which may include elements such as the Exception Test, compensatory storage calculations, or a Flood Warning and Evacuation Plan where it is needed.
We obtain and interrogate model data, produce GIS mapping to understand surface water flooding and depths in detail, and review the wider catchment so the site is considered in context, not in isolation.
Our role is to interrogate data, challenge assumptions, work with the design team and identify a deliverable strategy that makes the development safe for its lifetime without increasing risk elsewhere. This is a technical process, not a box-ticking exercise.
The assessment is the technical evidence that supports a deliverable design.
A flood risk consultant interprets planning policy, interrogates model data, works with the design team and identifies a strategy that is safe, viable and deliverable. That input can influence levels, layout, drainage, access and even whether a proposal is developable in its current form.
We have set out this role in more detail in our article below.
On many projects a desk-based review is proportionate. On others, particularly constrained or more complex sites, site visits can materially improve the quality of the assessment.
It also creates space for the practical conversation. How will the building be used? Where will people enter and exit? What happens if there is a flood warning at 2am? How does safe access and egress genuinely work here rather than in theory.
Those discussions are rarely part of a low-cost, purely remote report. Yet they are often the difference between submitting a compliant document and presenting a considered strategy that planning officers and the Environment Agency can have confidence in.
Not every project is ready for a full Flood Risk Assessment.
Where a Flood Risk Assessment is required, it is normally because you are submitting a planning application. But that does not always mean an FRA is the first thing you should commission.
Often the more sensible starting point is a short piece of consultancy. A call, a meeting, sometimes a site walkover. Understanding the flood zone, what the local authority is likely to expect, whether the Exception Test may be triggered, and how this ties into the drainage strategy.
If the objective is different, for example a property that has flooded and you want to understand why, or you are looking at mitigation options and longer term resilience, that is not a planning FRA. In those cases a Flood Survey or a Flood Investigation and Management Strategy is usually the more appropriate route.
If you are at an early stage and would like to talk through a site or proposal, you can find out more about our Flood Consultancy Services.
In 2025, the UK Government updated the National Planning Policy Framework (NPPF), stating that SuDS must be considered for all developments. Prior to 2025, this was just a requirement for major schemes.
It is therefore worth undertaking the Surface Water Drainage Strategy alongside the Flood Risk Assessment for the best output and for efficiency.
A Flood Warning and Evacuation Plan may be required where safe access and egress is a key consideration, particularly for sites in Flood Zone 2 or 3 or for more vulnerable uses. Its purpose is to demonstrate how occupants will be alerted to a flood, how they will leave the site safely and where they will go.
Where required, a Flood Warning and Evacuation Plan can be prepared as part of your bespoke Flood Risk Assessment by FPS Environmental.
Flood Risk Assessments are not a standardised product and fees depend on the scope required for the specific site.
Key factors include:
As a broad guide, planning Flood Risk Assessments typically start from around £1,500–£3,000 + VAT for smaller developments, increasing where detailed hydraulic model interrogation or complex mitigation design is required.
We will always confirm the scope and fee before starting work.
A Flood Risk Assessment is an assessment undertaken as part of a planning application for development to assess flood risk, investigate and propose viable mitigation, and be presented as a detailed flood risk report inclusive of flood maps, and data analysis.
A Strategic Flood Risk Assessment (SFRA) is different. This is prepared by Local Planning Authorities (LPAs) and looks at flood risk across the wider catchment rather than an individual site. SFRAs are normally produced in two stages, Level 1 and Level 2, and include flood risk data from a range of sources to inform the Local Plan. An SFRA is one of the few opportunities a Local Plan has to properly understand flood risk at a strategic level and steer development away from the highest risk areas. Done well, it helps avoid creating future flood problems rather than simply managing them once development has already taken place.
| Flood Risk Assessment | Strategic Flood Risk Assessment |
|---|---|
| Site specific | Authority wide |
| Prepared by consultant | Prepared by local authority |
| Supports planning application | Guides planning policy |
| Includes mitigation design | Identifies strategic flood risk areas |
Alex Hanks, Head of Flood Risk and Civil Engineering at FPS Environmental Ltd leads our flood risk advisory team. Alex is a qualified Civil Engineer BEng (Hons) with over a decade of experience in the development sector. His expertise spans Flood Risk, Drainage Design, Development Planning, Construction and Highway Design.
Alex has previously been Director of a development company for the construction of luxury properties in the Southwest, where he his expertise secured the necessary planning consents, alongside managing the construction phases. He is therefore well placed to assist with Flood Risk Consultancy, Flood Risk Assessments and broader topics to support your project such as Planning and Development Constraints. Having also worked nationally on a number of high-profile development projects, he understands local level requirements and the unique risks that are applicable on the many projects that FPS are involved with.
A flood risk assessment supports a planning application to provide a detailed analysis of flood risks to your property or planned development, along with comprehensive advice on how to mitigate that risk, protect yourself for the future, and ensure the risk is not exacerbated for others.
Through initial scoping of a proposed development, we look at all aspects of the site and its risk of flooding, including location, the topography of the land and underlying geology.
Flood risk assessments demonstrate that any risk to a proposed development is acceptable and that the risk to any surrounding areas is not increased as a result of the development.
Flood zones are designed to inform how likely an area is to flood.
We assess and explain the types of flood risk, and review and recommend proportionate mitigation where viable. This may include recommending layout or level changes so the development remains safe for its lifetime.
The exception test is designed to show how you would manage flood risks on a proposed development site, and must demonstrate that the community will benefit from the development’s sustainability more than it will be at risk of flooding.
Sequential tests are designed to offer a direct comparison between a proposed development site and other available sites to determine the lowest possible flood risk.
Often, yes. Boundaries and access can trigger the requirement even if the building footprint is outside the higher risk area.
A site address, red line boundary, proposed plans, a description of the development and any surveys you already have. If anything is missing, we will advise what we require.
The FRA should now be completed alongside a Surface Water Drainage Strategy, and so infiltration testing can be advantageous.
Key datasets often come from the Environment Agency or Natural Resources Wales. They work to published response times, and EIR requests can take up to 20 working days. We progress what we can in parallel and utilise the data when it arrives.
Yes. We engage with the right bodies during scoping and as evidence is prepared, and we are able to respond to technical queries during the planning process.
As a multi-disciplinary engineering and environmental consulting firm, our expertise stretches beyond Flood Risk and Flood Risk Assessments. We have expertise to support with your development project and collaborate in Planning and Development Constraints, Land Development Engineering, Development Access Design and more, therefore if you’re considering a development – talk to us at FPS Environmental about being your engineering partner to support and unlock development potential.
We focus on engineering excellence to achieve viable outcome with work we can all be proud of for the future.
Under the updated National Planning Policy Framework (December 2024), all developments now require a Surface Water Drainage Strategy (SuDS Report), it’s no longer limited to major developments. For efficiency, we can provide this alongside your Flood Risk Assessment as a combined instruction, rather than commissioning it separately.
We review the information provided about the site and proposal to define the appropriate scope of work and provide a clear, proportionate fee.
We obtain the relevant datasets, which may include Environment Agency hydraulic model data, historic mapping and ground information.
For more constrained or complex sites, a site visit can be undertaken to understand levels, thresholds, drainage and how the development will function in practice.
We interrogate the model data, mapping and levels to understand how flood mechanisms interact with the site and the proposed development. From this are able to define the finished floor level, safe access and egress (Flood Warning & Evacuation Plans), mitigation requirements and the relationship with the Surface Water Drainage Strategy, testing whether a deliverable and policy-compliant approach can be achieved.
You receive a site-specific, technically robust Flood Risk Assessment that sets out the agreed strategy, the supporting evidence and any requirements for the development to proceed safely. Where constraints are identified, these are defined clearly so informed design or planning decisions can be made at the right stage.
Following submission, we are able to review project-specific feedback from the Environment Agency or Local Planning Authority, and take forward the detailed elements of the strategy, including Detailed Drainage Designs.
Here are some of our latest testimonials from satisfied clients. If you’d like to discuss your requirements further, please don’t hesitate to get in touch.
We are a charity owning a large parcel of land where gathering water is then affecting neighbouring properties. Received expert flood risk and drainage advice from FPS Environmental Ltd. All dealings with them were timely and professional. Site visit arranged where we were able to fully discuss causes and solutions. Great peace of mind obtained from engaging their expertise.
Michael Rowell
Landowner
Mark and his colleagues have been excellent in helping us through a difficult flood recovery period. Their initial survey (carried out in the pouring rain) was thorough and critical to us when submitting the Application for a Flood Resistance grant from Gloucestershire County Council/DEFRA. Importantly, FPS respond swiftly and communicate well, answering questions and liaising with the local government departments proactively. In our experience, this is an operation you can trust.
Michael Constantine
Homeowner
We engaged FPS to conduct a survey of our property following a devastating flood during Storm Babet. The whole process was professionally handled from initial contact to receipt of the final, very detailed report. Questions arising from the report were quickly and fully answered and we are now in the process of implementing the recommendations. If only some of the other organisations we have had to engage with had been as efficient. We would highly recommend FPS.
Martin Steventon
Homeowner
FPS Environmental were great to work with. They responded immediately to my initial enquiry and followed up quickly with a quote. Their report was professionally presented and they very kindly talked me through it to understand some of the finer points. A very friendly, efficient and professional service. Thanks!
Hannah Rogers
Homeowner
Our flood risk consultants regularly publish guidance and insights on flood risk and planning.
If you would like to talk through your site, requirements or next steps, complete the form below and we will come back to you.If you would like to talk through your site, requirements or next steps, complete the form below and we will come back to you.
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