Executive Summary
Flood Zones 1 has the lowest risk of flooding, There is less than 0.1% possibility of flooding in any given year.
Flood Zone 2 indicates medium risk, with there being a 0.1% – 1% chance of flooding from rivers each year or a 0.1% – 0.5% chance of flooding from the sea in any year.
Flood Zone 3 has the highest risk, Regions falling within flood zone 3 demonstrate a likelihood of 1% or more for river flooding and 0.5% or more for sea flooding each year.
To find out which Flood Zone a property is in, you can use the official government website linked below. I’ve included an example search on the flood risk map below.
Impacts of Flood Zones on your plot
The reality is, achieving planning permission for your project in flood zones 2 & 3 isn’t impossible. However it’s going to require more surveys, paperwork and thoughtfulness in your design. What I would suggest is that if you can find a plot in flood zone 1 that would be the ideal scenario.
While yes you will still have to complete a floor risk assessment for a property in flood zone 1 if the site is larger than 1 hectre, flooding would not be a reason for planning refusal.
If you have your heart set on a plot in flood zones 2 & 3 without planning I do have some advice for you. Firstly consult a local expert on the matter and discuss your concerns with them. Whilst this will ultimately be more expensive than getting a vague idea online, it will save you a hell of a lot of time and money in the future – consultants exist for a reason.
Secondly never buy plots in zones 2 & 3 outright unless you are an expert on the matter, this is putting yourself in an unnecessary amount of risk. In this scenario I would enter into a fixed price option with the landowner.
A fixed price option gives you the right to buy the land at a later date, typically this would be around 2 years depending on how useless the local planning department is. During this period you would apply for planning permission for your dream home. – if you successfully obtain planning you exercise the option and purchase the land.
If planning is unsuccessful you are not required to purchase the land. Yes you will typically loose the money spent on your application but you have not spent your life savings on a plot with no immediate chance of gaining planning permission.
This is simply the game of risk and reward that you have to play, but believe me the increase in value a planning permission gives land makes it well worth it.
What is a sequential test?
Please do note that local authorities operate a “sequential” test for sites in flood risk zones 2 and 3 ! i.e. They will refuse planning permission for housing for land in zones 2 or 3 if land in zone 1 is available. The sequential test can only be passed if you can demonstrate there is no alternative sites available.
In my personal experience there usually is alternative sites available, however its not impossible to get your plot past the test and it varies greatly on a plot by plot basis.
Conclusion
I hope you have found this blog helpful and my goal is always to make these matters as understandable as possible. As always consult reputable experts on issues such as flooding and don’t overexpose yourself to risk.
There’s always another plot out there and we have plenty here at Premium Plots
Davids top tips
- Always Check the flood zone of a plot
- If in zone 1, flooding won’t be a reason for refusal
- Only buy the plot subject to planning if in zones 2 & 3
- Always consult an expert on the matter
Finally, if your looking for a plot of your own do ensure you sign up to out form below.
