Flood Zone 2 & 3 Flood Risk Assessments
Expert FRAs for development in high flood risk areas — including Sequential Test, Exception Test and climate change assessment.
Development in Flood Zone 2 & 3
Developing in Flood Zone 2 or Flood Zone 3 doesn't mean planning permission is impossible — but it does mean your Flood Risk Assessment needs to be technically robust and specifically written to address your LPA and LLFA's requirements.
We prepare Flood Risk Assessments for development in Flood Zone 2 and Flood Zone 3 across all LPA areas in England and Wales. Our reports include Sequential Test evidence and, where required, Exception Test submissions to demonstrate that your development is appropriate for its location and will be safe for its lifetime.
With over 17 years' experience working in high flood risk areas, we understand what LPAs, LLFAs and the Environment Agency require from a Flood Zone 2 or 3 FRA — and we write our reports to address those requirements directly.
Get a Free QuoteUnderstanding Flood Zones 2 & 3
Flood Zone 2 — Medium Probability
A 1 in 100 to 1 in 1,000 annual chance of river flooding, or 1 in 200 to 1 in 1,000 for tidal. Development in FZ2 requires an FRA and a Sequential Test. Most development types are appropriate in FZ2 subject to flood resilience measures.
- FRA and Sequential Test required
- Exception Test not normally required
- Flood resilience measures typically needed
- Finished floor levels above 1% AEP + climate change
Flood Zone 3a — High Probability
A greater than 1 in 100 annual chance of river flooding or 1 in 200 for tidal. More vulnerable uses (housing, care homes, schools) require both the Sequential Test and Exception Test. Less vulnerable uses require the Sequential Test only.
- FRA and Sequential Test required for all development
- Exception Test required for more vulnerable uses
- Safe access and egress must be demonstrated
- Flood resilience and resistance measures required
Flood Zone 3b — Functional Floodplain
Land that floods with a 1 in 20 annual chance or is designed to flood. Only water-compatible development and essential infrastructure is appropriate. Residential development is not normally permitted in FZ3b.
- Very limited development appropriate
- Water-compatible uses only as a rule
- Essential infrastructure by exception
- Sequential and Exception Test both required
What's Included in a Flood Zone 2 or 3 FRA
Our Flood Zone 2 and 3 FRAs are comprehensive, planning-ready reports tailored to your specific site and LPA requirements.
- Assessment of all flood sources — fluvial, tidal, surface water, groundwater and sewer
- EA flood map and detailed hydraulic model interrogation
- 1% AEP (1 in 100) and 0.5% AEP (1 in 200) flood level extraction
- Climate change assessment to latest EA guidance (RCP8.5 allowances)
- Sequential Test evidence and structured submission
- Exception Test submissions (Part 1 and Part 2) where required
- Finished floor level and threshold recommendations
- Flood resilience and resistance measures specification
- Safe access and egress assessment for all return periods
- Flood warning and evacuation plan guidance
- Surface water drainage strategy where required by the LPA or LLFA
- LLFA standing advice compliance confirmation
Frequently Asked Questions
Trusted by Developers, Architects & Planning Consultants
★★★★★ 5.0 from 6 Google reviews
“Antony was great to work with when we needed a Flood Risk Assessment and Emergency Flood Plan. As an architect I would definitely use FRE Consultants again… his report went a good way in helping us get planning permission on a tricky site. Highly recommended.”
“Antony carried out my Flood Risk Assessment and has done a great job. My architect commented that the report was professionally drafted and very easy to follow. I highly recommend Antony's services.”
“Antony carried out a SuDS report for one of our projects and provided an excellent service throughout — quick to respond, clear communication, and a thorough, detailed report within the agreed timescale. We will certainly be using his services on all future projects!”
“Extremely helpful, prompt and friendly service carrying out a Flood Risk Assessment for a home project that required planning permission in a flood risk area… the price was reasonable and given up-front, and the final report was highly professional and exactly as required.”
“I had an extension completed on my house and needed a Flood Risk Assessment for planning. The service received was great and at a competitive cost. We were granted planning after first submission.”
“Nice and quick service. Recommend A++”
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Free, no-obligation fixed-fee quote within 24 hours. All flood zones and LLFAs covered.
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