Flood risk assessments for Newham planning applications, Critical Drainage Areas included
Newham's Planning Application Requirements (December 2024) ask for a flood risk assessment in Flood Zone 2 or 3, and also in Flood Zone 1 when the site lies within a Critical Drainage Area. They also exempt householder applications from the Zone 2 or 3 test, so we check which side of that line you are on before you pay. If you need one, we write it for a fixed £395.
Fixed fee from £395 · all prices
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What Newham's Planning Application Requirements say
Newham's Planning Application Requirements (December 2024) require a flood risk assessment for "All development in Flood Zone 2 or 3 (including minor development and changes of use)". The exceptions are a householder development, a development that does not increase the size of buildings, such as altering only the external appearance, and a non-residential extension of less than 250 sq. m.
It is also required for development of more than 1 hectare in Flood Zone 1, for development of less than 1 hectare in Flood Zone 1 where a change to a more vulnerable use is proposed, and for development in Flood Zone 1 which is also within a Critical Drainage Area. The list cites Local Plan (2018) policies SC3 and SP9.
Flood Risk Assessments in Newham
from £395
Every price is the full fixed fee you pay. No VAT is charged. Council application fees are paid to the council separately.
What you get
- Your address checked for flood zone and Critical Drainage Area
- A written assessment in the form Newham's requirements describe
- A surface water note that addresses the council's run-off policy
- Floor levels and a safe route out tied to your drawings
- A plain answer if your application needs no assessment at all
- The assessment as a PDF for the planning application
- Flood zone
Zone 1, 2 or 3 for your address on the Environment Agency flood map for planning.
- Critical Drainage Area
Newham's own map of Critical Drainage Areas, which can trigger an assessment in Zone 1.
- Householder or not
Householder applications are exempt from the Zone 2 or 3 test in the council's list.
- Vulnerability of the use
A change to a more vulnerable use matters even on a site under 1 hectare in Zone 1.
- Write and submit
Assessment and run-off note as one PDF, referenced to your drawings.
Householder applications: check before you pay
Because the council's list exempts householder applications from the Zone 2 or 3 test, a rear extension or loft conversion on a family house in Flood Zone 2 may not need an assessment to be validated. We would tell you that rather than sell you a report.
That is not the end of flood risk. The list sets the validation bar, not the planning officer's judgement, and a house in a Critical Drainage Area is a separate trigger. We confirm both from your address in the first reply. If you are adding flats or changing the use of a building, the householder exemption does not apply and the assessment is likely to be needed.
The same list says the Environment Agency will highlight any issues and additional information required for an assessment in a free written preliminary opinion, with additional technical advice chargeable.
Critical Drainage Areas and the greenfield run-off rule
A Critical Drainage Area can pull a Flood Zone 1 site into the assessment, which surprises owners who looked only at the river map. The requirements say that, under Local Plan policy SC3, all major development and any development within a Critical Drainage Area should achieve greenfield run-off, and that this should be shown in a surface water drainage strategy.
For a small scheme we put a short run-off note inside the assessment. The council's Lead Local Flood Authority also publishes a Drainage Pro-forma that is meant to be completed and cross-referenced. For larger schemes our SuDS drainage statement is a separate fixed-fee service, and the assessment with a statement together is £625.
Next to a flood defence: the 16m zone
In what the requirements call TE2100 areas, which are 16m safeguarding zones, applicants must show that development incorporates or does not inhibit enough land and access for the renewal and maintenance of flood defences. Proposals adjacent to flood defences need a condition assessment or strategy showing how they will provide protection for the lifetime of the development.
If your site is beside a riverside wall in Newham, we measure it against that 16m zone on the first day. A scheme that cannot respect it is better learned about before drawings are paid for.
The Environment Agency's free opinion, fee and next step
The same list says the Environment Agency will highlight any issues and additional information required for an assessment in a free written preliminary opinion, with additional technical advice chargeable. For a larger scheme we recommend asking for it early.
The fixed fee is £395, the total you pay, and no VAT is charged. It covers the flood map and Critical Drainage Area check, the written assessment and a run-off note for a house, extension or small conversion. For a major scheme or bespoke river modelling a specialist is brought in and quoted separately. Send the address and what you want to build.
Sources
Every figure on this page, where it comes from and a link to the original.
| Figure | Source | Link |
|---|---|---|
| Flood Zone 2 or 3 | Newham Planning Application Requirements (December 2024), Flood Risk Assessment (source wording: "All development in Flood Zone 2 or 3 (including minor development and changes of use)") | www.newham.gov.uk |
| householder | Newham Planning Application Requirements (December 2024): the Zone 2 or 3 requirement applies (source wording: "unless the development is a householder; or does not increase the size of buildings (eg. Altering just external appearance); or non-residential extension of less than 250 sq. m") | www.newham.gov.uk |
| Critical Drainage Area | Newham Planning Application Requirements (December 2024), Flood Risk Assessment required for (source wording: "Development in Flood Zone 1 which is also within a Critical Drainage Area.") | www.newham.gov.uk |
| change to a more vulnerable use | Newham Planning Application Requirements (December 2024), Flood Risk Assessment required for (source wording: "Development of less than 1 hectare in Flood Zone 1 where a change to a more vulnerable use is proposed") | www.newham.gov.uk |
| 16m | Newham Planning Application Requirements (December 2024) (source wording: "In TE2100 areas (16m safeguarding zones) applicants will need to demonstrate that development incorporates or does not inhibit sufficient land and access to be available for the renewal and maintenance of flood defences.") | www.newham.gov.uk |
| free written preliminary opinion | Newham Planning Application Requirements (December 2024) (source wording: "The Environment Agency will highlight any issues and additional information required for a FRA in a free written preliminary opinion. Any additional technical advice requested will be chargeable.") | www.newham.gov.uk |
| greenfield run-off | Newham Planning Application Requirements (December 2024), Surface Water Drainage Strategy (source wording: "As per Local Plan Policy SC3, all major development and any development within a Critical Drainage Area should achieve greenfield run-off") | www.newham.gov.uk |
| Drainage Pro-forma | Newham Planning Application Requirements (December 2024), Surface Water Drainage Strategy (source wording: "The Lead Local Flood Authority's Drainage Pro-forma ... should be completed and cross-referenced as appropriate.") | www.newham.gov.uk |
The full guide lives on our sister site
We still prepare this for a fixed £395. The detailed guide to it is on fixedfeeplans.co.uk, part of the same practice.
Questions people ask
Does a householder extension in Newham need a flood risk assessment?
My site is in Flood Zone 1. Can I still need one?
What is greenfield run-off?
Does the Environment Agency charge for advice?
Will an assessment secure permission?
Photographs: Chris Whippet (CC BY-SA 2.0).
