{"id":144,"date":"2025-10-01T14:54:32","date_gmt":"2025-10-01T13:54:32","guid":{"rendered":"https:\/\/www.ntland.co.uk\/blog\/?p=144"},"modified":"2026-03-03T11:47:04","modified_gmt":"2026-03-03T11:47:04","slug":"review-of-recent-changes-to-the-ppg-on-flood-risk","status":"publish","type":"post","link":"https:\/\/www.ntland.co.uk\/blog\/2025\/10\/01\/review-of-recent-changes-to-the-ppg-on-flood-risk\/","title":{"rendered":"Review of Recent Changes to the PPG on Flood Risk"},"content":{"rendered":"<p>[et_pb_section fb_built=&#8221;1&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;0px|||||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;||0px|||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; width=&#8221;107.2%&#8221; custom_margin=&#8221;|-128px||||&#8221; custom_padding=&#8221;|50px||||&#8221; global_colors_info=&#8221;{}&#8221;]<\/p>\n<p>The Planning Practice Guidance (PPG) on flood risk, updated on 17th September 2025, represents a significant shift in how flood risk is managed through the planning system. The changes create new opportunities for development but also impose higher expectations on applicants and planning authorities.<\/p>\n<p>[\/et_pb_text][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;||13px|||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_heading title=&#8221;Implications for Developers and Landowners&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; title_level=&#8221;h2&#8243; title_font=&#8221;|700|||||||&#8221; title_text_color=&#8221;#124D21&#8243; global_colors_info=&#8221;{}&#8221;][\/et_pb_heading][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; min_height=&#8221;73.4px&#8221; custom_margin=&#8221;-13px||18px|||&#8221; custom_padding=&#8221;0px|||||&#8221; global_colors_info=&#8221;{}&#8221;]A key change is that, in cases of surface water flooding, a robust site-specific Flood Risk Assessment (FRA) can remove the requirement for the Sequential Test. Development can therefore now proceed without having to demonstrate the availability of more sequentially preferable sites, provided the FRA clearly shows that:<br \/>\n[\/et_pb_text][\/et_pb_column][\/et_pb_row][et_pb_row column_structure=&#8221;1_2,1_2&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-10px|auto||auto||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;1_2&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-24px||5px||false|false&#8221; custom_padding=&#8221;17px|||14px|false|false&#8221; border_radii=&#8221;on|5px|5px|5px|5px&#8221; border_width_all=&#8221;3px&#8221; border_color_all=&#8221;#124D21&#8243; global_colors_info=&#8221;{}&#8221;]<\/p>\n<ul>\n<li><strong>Occupiers will be safe for the full lifetime of the development.<\/strong><\/li>\n<li><strong>Flood risk to surrounding areas will not increase.<\/strong><\/li>\n<\/ul>\n<p>[\/et_pb_text][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;16px|||||&#8221; global_colors_info=&#8221;{}&#8221;]This offers Northern Trust Land the opportunity to unlock existing sites and potential new opportunities previously considered unsuitable. However, the bar for FRA&#8217;s has been raised considerably &#8211; they must be thorough, technically robust, incorporate climate change projections, and demonstrate resilience both on-site and in wider catchment terms.<br \/>\n[\/et_pb_text][\/et_pb_column][et_pb_column type=&#8221;1_2&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_image src=&#8221;https:\/\/www.ntland.co.uk\/blog\/wp-content\/uploads\/2025\/09\/redhill-6-scaled.jpg&#8221; title_text=&#8221;redhill-6&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;||28px|||&#8221; border_radii=&#8221;on|10px|10px|10px|10px&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_image][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-22px|auto||auto||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_heading title=&#8221;Challenges &#038; Higher Standards&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; title_level=&#8221;h2&#8243; title_font=&#8221;|700|||||||&#8221; title_text_color=&#8221;#124D21&#8243; custom_margin=&#8221;-32px|||||&#8221; custom_padding=&#8221;31px||||false|false&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_heading][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;3px|||||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; width=&#8221;100%&#8221; custom_margin=&#8221;-23px|||||&#8221; global_colors_info=&#8221;{}&#8221;]<\/p>\n<p>The change offers a route to approval for sites in areas of surface water flooding, but shifts emphasis onto the quality of FRA evidence:<\/p>\n<p>[\/et_pb_text][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;0px|||||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-11px|||||&#8221; custom_padding=&#8221;15px|||12px|false|false&#8221; border_radii=&#8221;on|3px|3px|3px|3px&#8221; border_width_all=&#8221;3px&#8221; border_color_all=&#8221;#124D21&#8243; global_colors_info=&#8221;{}&#8221;]<\/p>\n<ul>\n<li><strong>More advanced modelling and expert input may raise upfront costs.<\/strong><\/li>\n<li><strong>Poorly prepared FRAs risk delays or refusal, as authorities will rely on them more heavily.<\/strong><\/li>\n<li><strong>The benefit currently applies only to surface water flooding; river and tidal risks still require the Sequential Test.<\/strong><\/li>\n<\/ul>\n<p>[\/et_pb_text][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-34px|||||&#8221; global_colors_info=&#8221;{}&#8221;]This places greater emphasis on professional competence and early technical investment, <strong>one of the key strengths of working with Northern Trust Land.<\/strong><br \/>\n[\/et_pb_text][\/et_pb_column][\/et_pb_row][et_pb_row column_structure=&#8221;1_2,1_2&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-12px|auto||auto||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;1_2&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_heading title=&#8221;Strategic &#038; Policy Context&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; title_level=&#8221;h2&#8243; title_font=&#8221;|700|||||||&#8221; title_text_color=&#8221;#124D21&#8243; custom_margin=&#8221;-1px||11px|||&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_heading][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;]The PPG also refines how decision-makers assess &#8220;reasonably available&#8221; sites within Sequential Testing. New provisions emphasise proportionality, allow consideration of sites outside an applicant&#8217;s control, and permit aggregation of smaller sites. The use of updated Environment Agency data, including the 2025 Flood Map for Planning, which now models defended and undefended extents, strengthens the evidence base for both local decision-making and strategic planning.<br \/>\n[\/et_pb_text][\/et_pb_column][et_pb_column type=&#8221;1_2&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_image src=&#8221;https:\/\/www.ntland.co.uk\/blog\/wp-content\/uploads\/2025\/09\/93929_land-at-Brewers-Lane-Badsey-8-scaled.jpg&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;30px||||false|false&#8221; border_radii=&#8221;on|10px|10px|10px|10px&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_image][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;15px|||||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_heading title=&#8221;Wider Planning System Impact&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; title_level=&#8221;h2&#8243; title_font=&#8221;|700|||||||&#8221; title_text_color=&#8221;#124D21&#8243; global_colors_info=&#8221;{}&#8221;][\/et_pb_heading][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-41px|auto||auto||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-7px|||||&#8221; global_colors_info=&#8221;{}&#8221;]The revised guidance reflects government priorities for integrating resilience into sustainable growth. It reinforces:<br \/>\n[\/et_pb_text][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;15px|||12px|false|false&#8221; border_radii=&#8221;on|3px|3px|3px|3px&#8221; border_width_all=&#8221;3px&#8221; border_color_all=&#8221;#124D21&#8243; global_colors_info=&#8221;{}&#8221;]<\/p>\n<ul>\n<li><strong>The expectation for Sustainable Drainage Systems (SuDS) in all developments.<\/strong><\/li>\n<li><strong>Closer alignment between planning policy, investment in flood defences, and climate adaptation strategies.<\/strong><\/li>\n<li><strong>A stronger link between development viability and long-term resilience.<\/strong><\/li>\n<\/ul>\n<p>[\/et_pb_text][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_heading title=&#8221;Conclusion&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; title_level=&#8221;h2&#8243; title_font=&#8221;|700|||||||&#8221; title_text_color=&#8221;#124D21&#8243; custom_margin=&#8221;-23px|||||&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_heading][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-14px|||||&#8221; global_colors_info=&#8221;{}&#8221;]The latest PPG update provides greater flexibility by enabling detailed FRAs to substitute for the Sequential Test in certain cases, but they significantly raise expectations of technical evidence. This requires greater investment in early and rigorous assessments, <strong>making Northern Trust Land your ideal promotion partner.<\/strong><br \/>\n[\/et_pb_text][\/et_pb_column][\/et_pb_row][\/et_pb_section][et_pb_section fb_built=&#8221;1&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;0px||0px|||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-43px|auto||auto||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_team_member name=&#8221;By David Jones&#8221; position=&#8221;Senior Strategic Land Manager&#8221; image_url=&#8221;https:\/\/www.ntland.co.uk\/blog\/wp-content\/uploads\/2025\/09\/DJ-Blog-Picture.png&#8221; linkedin_url=&#8221;https:\/\/www.linkedin.com\/in\/ukdavidjones\/&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; body_text_align=&#8221;left&#8221; body_line_height=&#8221;1.6em&#8221; text_orientation=&#8221;left&#8221; custom_margin=&#8221;0px||-21px||false|false&#8221; custom_padding=&#8221;0px||1px||false|false&#8221; global_colors_info=&#8221;{}&#8221;]<\/p>\n<p>\ud83d\udce9 <a href=\"mailto:davidjones@northerntrust.co.uk\">davidjones@northerntrust.co.uk<\/a><\/p>\n<p>[\/et_pb_team_member][\/et_pb_column][\/et_pb_row][et_pb_row _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;0px|||||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_divider color=&#8221;#124D21&#8243; divider_weight=&#8221;15px&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-8px|||||&#8221; border_color_all=&#8221;#124D21&#8243; global_colors_info=&#8221;{}&#8221;][\/et_pb_divider][et_pb_divider color=&#8221;#000000&#8243; divider_weight=&#8221;15px&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-31px|||||&#8221; border_color_all=&#8221;#124D21&#8243; global_colors_info=&#8221;{}&#8221;][\/et_pb_divider][\/et_pb_column][\/et_pb_row][\/et_pb_section]<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Planning Practice Guidance (PPG) on flood risk, updated on 17th September 2025, represents a significant shift in how flood risk is managed through the planning system. The changes create new opportunities for development but also impose higher expectations on applicants and planning authorities.A key change is that, in cases of surface water flooding, a [&hellip;]<\/p>\n","protected":false},"author":4,"featured_media":163,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"on","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"categories":[4],"tags":[],"class_list":["post-144","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"_links":{"self":[{"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/posts\/144","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/users\/4"}],"replies":[{"embeddable":true,"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/comments?post=144"}],"version-history":[{"count":19,"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/posts\/144\/revisions"}],"predecessor-version":[{"id":178,"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/posts\/144\/revisions\/178"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/media\/163"}],"wp:attachment":[{"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/media?parent=144"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/categories?post=144"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.ntland.co.uk\/blog\/wp-json\/wp\/v2\/tags?post=144"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}