Flood Risk Sequential & Exception Tests For Planning Permission and Development
When planning new development in England, especially in areas at risk of flooding, the planning system requires us to consider flood risk from the very start. Two key tools in this process are the Sequential Test and, where necessary, the Exception Test. These tests are part of the National Planning Policy Framework (NPPF) and help ensure that development is located and designed to minimise flood risk now and in the future.
We understand that navigating these requirements can feel complex, but that's where we come in. Our goal is to make the process as smooth as possible, helping you achieve compliance while keeping your project on track.
What is the Sequential Test?
The Sequential Test is all about steering development to areas with the lowest probability of flooding. It asks a simple question: Is there a reasonably available site at lower flood risk where this development could go instead?
When is it required? - You'll usually need a Sequential Test if your development is in Flood Zone 2 or 3 (medium or high risk, Flood Zone 1 but identified as having future flood risk (for example, from surface water or climate change. Some developments, such as minor extensions or sites already allocated in a Local Plan, may be exempt.
How does it work? - We compare your proposed site with other reasonably available sites in the agreed search area. If there are no suitable lower-risk alternatives, the Sequential Test is passed. This is an important step before planning permission can be granted.
Ask a question →What is the Exception Test?
If your development cannot avoid a higher-risk area and falls into certain vulnerability categories, the Exception Test may also apply.
When is it required? - You'll usually need an Exception Test if your development involves highly vulnerable uses in Flood Zone 2, more vulnerable uses in Flood Zone 3a, essential infrastructure in Flood Zones 3a or 3b.
How does it work? - To pass the Exception Test, we must show wider sustainability benefits, that the development provides benefits to the community that outweigh the flood risk. Safety for its lifetime, that the development will be safe without increasing flood risk elsewhere, considering climate change. This usually involves a detailed Flood Risk Assessment and may include measures like raised floor levels, flood resilience features, and sustainable drainage systems (SuDS).
Contact us →Meet Our Flood Risk Consultants
Louis Turner, Technical Director - Having graduated from the University of Nottingham with a degree in Environmental Science, Louis is recognised for his technical leadership and precision in environmental consultancy. Louis provides strategic oversight across all service areas, ensuring projects meet the highest standards of compliance, accuracy, and environmental responsibility. Louis leads the preparation of flood risk assessments, combining hydrological data, modelling, and site-specific analysis to evaluate potential hazards. His reports provide robust guidance for planning applications, helping clients mitigate flood risks and comply with Environment Agency and local authority standards.
Joe Turner, Operations Director - Providing practical expertise and a client-focused approach, Joe ensures that every project is delivered quickly, efficiently, and without unnecessary hassle. He has successfully managed a wide variety of project types across the consultancy, bringing a wealth of operational knowledge and a reputation for keeping projects on track. Joe's leadership guarantees a smooth process for clients, from initial enquiry through to final reporting. Joe manages the operational side of flood risk assessments, ensuring hydrological modelling and reporting are completed promptly and accurately. His oversight guarantees that clients receive clear, actionable guidance to satisfy planning conditions and mitigate flood hazards.
Richard Turner, Director - With over 30 years of experience in site development, he provides invaluable insight into pragmatic solutions that balance costs, practicalities, and client objectives. Richard has a detailed understanding of building regulations and a clear sense of what is and isn't possible on site, making him a trusted advisor for developments of all sizes. Richard's background in site development allows him to assess flood risk with a pragmatic eye, ensuring that proposed mitigation measures are realistic, cost sensitive, and suitable for the specific site conditions.
Request A Flood Risk Sequential Test
Contact us for an informal discussion about your requirements or, if your requirements are more complex, a more formal consultation may be necessary. Following initial consultation we can provide an outline proposal detailing how we can help and the costs involved. If you're looking for more information about our services or our company then complete the below contact form and we will endeavour to respond to your enquiry in a timely manner, alternatively, give us a call on 0800 433 2906 and our experienced consultants can provide actionable advice and guidance.
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References
British Geological Society. BGS GeoIndex
Environment Agency. Flood map for planning
Environment Agency. Flood risk and coastal change
Environment Agency. Flood risk assessments: applying for planning permission