Sequential and exception tests are referred to regularly in planning conversations but for the general lay person it is not always easy to understand what they are and when they might been needed. Below is information on what the tests are and how to assess if your application requires them. We can always help advise you further.
What is the aim of the sequential test?
The National Planning Policy Framework sets out the Sequential Test as 'to steer new development to areas with the lowest probability of flooding,' i.e. should this development go here or are there other more appropriate sites available which would be less at risk of flooding? The ownership of a site and the will of the landowner to develop is not important if the conclusion of a test is that there is a better site under third party ownership identifed elsewhere.
Do I need sequential and exception tests for my planning application?
In England, flood zones are based on the likelihood of an area flooding, with flood zone 1 being the least likely areas to flood and flood zone 3 more likely to.
You can work out what flood zone a site is in by using the Environment Agency’s website. If you believe the information held by the Environment Agency is incorrect, the onus is on you to take the steps to correct it through hydrological modelling.
All applications for development in flood zones 2 and 3 are required to apply the ‘sequential’ test. You do not normally need a sequential test for sites in flood zone 1 (where no other sources of flooding have been identified), minor developments and most change of use applications.
What does a sequential test involve?
There are 3 steps to go through.
Step 1: Firstly a area of search needs to be determined. This needs to be proportionate to the scale of the proposed development, it can be a good idea to check with the local planning authority (LPA) in advance about how large or small this area is.
Step 2: A list of all suitable and available sites needs to be pulled together. The list should include sites with planning permission in place for similar developments, allocations in the Local Plan as well as any ‘windfall’ sites, such as sites on the brownfield land register.
Step 3. Thirdly, each site needs to be assessed for:
How do you pass the sequential test?
All the sites identified in first step of the test which do not pass steps 2 and 3 should be discounted as they cannot be considered as reasonable alternatives.
The sequential test is only passed if no suitable alternative sites are left.
What is an exceptions test?
The exceptions test is another planning tool used to reduce risk to sites that are to be built in flood zones 2 or 3. The National Planning Policy Framework states 'the application of the exception test should be informed by a strategic or site specific flood risk assessment, depending on whether it is being applied during plan production or at the application stage.' Essentially, the exception test shows how you'll manage flood risk on your proposed site and must show that it won’t increase flood risk elsewhere. The test must also demonstrate that the sustainability benefits of the development to the community outweigh the risk of building on a site at a higher risk of flooding.
I think I need sequential and exception tests. What should I do?
Sequential and exception tests are normally undertaken by a specialist with the assistance of a town planner. If you need advice or assistance in this area, do get in touch.
What is the aim of the sequential test?
The National Planning Policy Framework sets out the Sequential Test as 'to steer new development to areas with the lowest probability of flooding,' i.e. should this development go here or are there other more appropriate sites available which would be less at risk of flooding? The ownership of a site and the will of the landowner to develop is not important if the conclusion of a test is that there is a better site under third party ownership identifed elsewhere.
Do I need sequential and exception tests for my planning application?
In England, flood zones are based on the likelihood of an area flooding, with flood zone 1 being the least likely areas to flood and flood zone 3 more likely to.
You can work out what flood zone a site is in by using the Environment Agency’s website. If you believe the information held by the Environment Agency is incorrect, the onus is on you to take the steps to correct it through hydrological modelling.
All applications for development in flood zones 2 and 3 are required to apply the ‘sequential’ test. You do not normally need a sequential test for sites in flood zone 1 (where no other sources of flooding have been identified), minor developments and most change of use applications.
What does a sequential test involve?
There are 3 steps to go through.
Step 1: Firstly a area of search needs to be determined. This needs to be proportionate to the scale of the proposed development, it can be a good idea to check with the local planning authority (LPA) in advance about how large or small this area is.
Step 2: A list of all suitable and available sites needs to be pulled together. The list should include sites with planning permission in place for similar developments, allocations in the Local Plan as well as any ‘windfall’ sites, such as sites on the brownfield land register.
Step 3. Thirdly, each site needs to be assessed for:
- any potential constraints (e.g. heritage or ecology);
- capacity, estimated using local density policies; and
- the flood risk of the site.
How do you pass the sequential test?
All the sites identified in first step of the test which do not pass steps 2 and 3 should be discounted as they cannot be considered as reasonable alternatives.
The sequential test is only passed if no suitable alternative sites are left.
What is an exceptions test?
The exceptions test is another planning tool used to reduce risk to sites that are to be built in flood zones 2 or 3. The National Planning Policy Framework states 'the application of the exception test should be informed by a strategic or site specific flood risk assessment, depending on whether it is being applied during plan production or at the application stage.' Essentially, the exception test shows how you'll manage flood risk on your proposed site and must show that it won’t increase flood risk elsewhere. The test must also demonstrate that the sustainability benefits of the development to the community outweigh the risk of building on a site at a higher risk of flooding.
I think I need sequential and exception tests. What should I do?
Sequential and exception tests are normally undertaken by a specialist with the assistance of a town planner. If you need advice or assistance in this area, do get in touch.