Sequential Test Reports That Support Planning Applications in Flood Risk Areas
Cedar Planning prepares robust Sequential Test reports for developments in Flood Zones 2 and 3 across England — combining rigorous alternative site analysis with full compliance with national flood risk planning policy.
What Is a Sequential Test in Planning?
A Sequential Test is a requirement under the National Planning Policy Framework (NPPF) that applies when a proposed development site is at risk of flooding. Its purpose is to demonstrate that there are no reasonably available alternative sites at lower flood risk that could accommodate the same development.
The test requires a structured search of alternative sites within an appropriate geographical area, assessing each against the specific requirements of your proposal — including size, location, infrastructure access, and deliverability within a comparable timeframe. Only once the sequential approach is exhausted can development in a higher-risk flood zone be justified.
A poorly evidenced Sequential Test is one of the most common reasons for refusal or delay on flood risk applications. Cedar Planning prepares reports that are thorough, policy-compliant, and agreed with local planning authorities wherever possible — giving your application the strongest possible foundation.
If your development passes the Sequential Test but remains in a high-risk flood zone, you may also need to satisfy the Exception Test — demonstrating that development benefits outweigh flood risks and that occupant safety is assured for the lifetime of the development. Cedar Planning can advise on both.
The Four Critical Components Planning Officers Scrutinise
Our reports are structured and methodical to ensure that your proposal stands the best chance of success.
Defining the Appropriate Search Area
The search area must be broad enough to be credible and agreed wherever possible with the local planning authority in advance. Too narrow a search area is a common and easily challenged weakness. Cedar Planning engages with the LPA at the outset to agree parameters — reducing the risk of this objection at the decision stage.
Identifying Reasonably Available Alternative Sites
A sequential test must demonstrate that no reasonably available alternative site exists in a lower flood risk zone. "Reasonably available" has a specific planning meaning — sites must be suitable for your use, deliverable within a comparable timeframe, and of appropriate size and access. We conduct rigorous comparative analysis across multiple sites and document our methodology clearly.
Assessing and Ruling Out Alternatives
Each identified alternative must be assessed on its merits and — where it is not sequentially preferable — clearly shown to be unavailable, unsuitable, or not reasonably deliverable. We apply a consistent assessment framework that is transparent and replicable, making it straightforward for planning officers to follow our reasoning.
Clear, Well-Evidenced Justification
The final Sequential Test report must bring together the search methodology, site assessment matrix, policy analysis and conclusion in a clear, professionally presented document. We include supporting maps, flood zone evidence, and a summary conclusion that directly addresses the policy tests — formatted for use in a planning application and, if necessary, an appeal.
Our Sequential Test Process
A structured, transparent process that gives your application the best possible chance of success — from initial site review to final submission.
Initial Consultation & Site Review
We assess your site's flood risk profile, confirm whether a Sequential Test is required, and advise on the strength of your case before any work begins.
Agree Search Area & Criteria
Where beneficial, we engage with the local planning authority to agree the search area and assessment criteria — reducing the risk of challenge at decision stage.
Alternative Site Identification & Analysis
We conduct a rigorous search and comparative assessment of alternative sites — evaluating suitability, availability, and deliverability against your development requirements.
Full Sequential Test Report
We produce a professionally presented report including search methodology, site assessment matrix, flood zone mapping, policy analysis, and a clear conclusion — ready for submission with your planning application.
Submission Support & Officer Dialogue
We support you through the submission process and remain available to respond to any queries raised by the planning authority regarding the Sequential Test evidence — ensuring your case is defended robustly at every stage.
Expert Sequential Test Consultants Across England
We agree search parameters with the local planning authority wherever possible — aligning our analysis with officer expectations before the report is even written.
Our comparative studies are thorough and methodologically transparent — designed to withstand scrutiny from planning officers and, if necessary, inspectors at appeal.
If the sequential test is unlikely to be passed or if approval prospects are low, we will tell you clearly before committing to a full report — saving you time and cost.
Our Sequential Test reports are prepared to be fully compliant with the NPPF, Planning Practice Guidance on Flood Risk, and any relevant local planning authority guidance or Strategic Flood Risk Assessment requirements.
With experience across more than 125 local planning authorities throughout England, we understand local policy nuance and can act quickly wherever your site is located.
Supporting Services for Flood Risk Applications
A Sequential Test rarely stands alone. Most flood risk applications also require supporting planning documents and strategic advice. Cedar Planning provides a full suite of complementary services to support your submission.
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