Planning and Flood Risk
How the planning system in England manages flood risk, including the Sequential Test and Exception Test.
Last updated: 2026-03-26
Planning and Flood Risk in England
The National Planning Policy Framework (NPPF) requires local planning authorities to steer development away from areas at highest flood risk.
The Sequential Test
New development should be directed to areas at lowest flood risk. The Sequential Test checks whether there are reasonably available sites at lower risk.
The Exception Test
If the Sequential Test is failed, the Exception Test requires:
- The development provides wider sustainability benefits that outweigh the flood risk
- A site-specific FRA shows the development will be safe for its lifetime
Flood Risk Vulnerability Classification
- Essential infrastructure: Power stations, water treatment works
- Highly vulnerable: Emergency services, basement dwellings, mobile homes
- More vulnerable: Hospitals, care homes, houses, hotels
- Less vulnerable: Shops, offices, general industry
- Water-compatible: Flood control, docks, marinas, amenity open space
What This Means for Homeowners
If you are extending or developing in a flood risk area (Zone 2 or 3), you will likely need a Flood Risk Assessment.