05 — Common questions
Asked at the start of almost every job.
General guidance, not site-specific advice — every site turns on its
own detail. If your question isn’t here, it costs nothing to ask.
Do I need a Flood Risk Assessment for my planning application?
Usually, if the site is in Flood Zone 2 or 3, is larger than one hectare,
or the council’s validation checklist asks for one. Some smaller
proposals are covered by the Environment Agency’s standing advice
instead. A short scoping conversation settles it either way — and if
you don’t need one, I’ll say so.
The Environment Agency has objected to my application. Is that the end of it?
No. An objection sets out what the evidence hasn’t yet shown, and it
can usually be addressed — better modelling, a changed layout,
raised floor levels, or a compensation scheme. The important thing is to
respond to what the objection actually says rather than resubmitting the
same case.
Do I need a permit for works near a river?
Work on, over, under or within 8 metres of a main river generally needs
a Flood Risk Activity Permit from the Environment Agency; smaller
watercourses need consent from the lead local flood authority or drainage
board. Some low-risk activities are covered by exemptions. Doing the work
first and asking afterwards is the expensive order.
The flood map shows my property at risk, but it has never flooded. Can that be challenged?
Sometimes. The national mapping is generalised and can misrepresent
individual properties — ground levels, defences and small structures
are not always captured. Where the evidence supports it, the Environment
Agency has a formal process for reviewing the map for your property.
How long does this take?
A straightforward Flood Risk Assessment is typically a few weeks; one
needing new hydraulic modelling is longer, and permit determination has
its own statutory clock once submitted. The honest answer arrives after
scoping — and programme is agreed before any work starts.
What does it cost?
It depends on what the site actually needs, which is why scope comes
first — you get a fixed quote for a defined deliverable before
committing to anything. The initial conversation about your site costs
nothing.