Sequential Tests

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Flooding, Retail, and Commercial Sequential Tests

The Sequential Test plays a critical role in the planning and development process in England. As a planning and development consultancy, ET Planning understands the Sequential Test is key to ensuring sustainable and compliant developments. This article aims to provide:

  • A comprehensive understanding of the Sequential Test
  • Insight into the principles and application of the Sequential Test
  • Guidance for planning and development consultancies working in England

What is the context for the Sequential Test in England?

Before diving into the Sequential Test, it is essential to understand the broader planning and development policies in England. These policies provide the foundation for applying the Sequential Test:

  • National Planning Policy Framework (NPPF): The primary policy document guiding planning decisions in England, which emphasizes sustainable development.
  • Local development plans and policies: Specific guidelines and requirements set by local authorities, which often include the Sequential Test.

How do planning and development consultancies fit into the process?

Planning and development consultancies play a vital role in navigating England’s planning system, ensuring projects align with regulations, including the Sequential Test:

  • Assisting clients in navigating the planning process: Consultancies provide expert advice to clients on planning applications, local policies, and the Sequential Test.
  • Ensuring compliance with relevant policies and guidelines: Consultancies ensure that developments adhere to the NPPF, local plans, and the Sequential Test, minimizing potential conflicts and delays.

What is the aim of the Sequential Test?

The Sequential Test is designed to promote sustainable development in England by encouraging the use of previously developed land. The test aims to:

  • Ensure development proposals prioritize sustainable locations
  • Minimize the need for greenfield development

What are the steps involved in the Sequential Test?

The Sequential Test involves a systematic process to assess and prioritize potential development sites based on their sustainability credentials:

  1. Identify potential site options: Compile a list of suitable sites for development, considering brownfield sites and underutilized land.
  2. Assess site suitability, availability, and achievability: Evaluate each site based on factors such as environmental impact, accessibility, and viability.
  3. Prioritise sites based on sustainability: Rank sites according to their sustainability performance, giving preference to the most sustainable options.
 

What Information is required in the Sequential Test?

  • Information regarding the application site and it’s planning history
  • Assessment of the Local Planning Authorities Policies to identify a suitable range for the test, whilst ensuring that the policies for the individual Local Council are adhered to 
  • Methodology of the sequential test, in which multiple datasets are used to located sites, including the SHLAA, HELAABrownfield Land Register and many more
  • Planning review of alternate sites to discount sites which are suitable regarding flooding

How do local authorities apply the Sequential Test?

Local authorities play a crucial role in ensuring the proper application of the Sequential Test:

  • Incorporate the Sequential Test in local development plans: Local authorities integrate the Sequential Test into their planning policies, setting the framework for its application.
  • Ensure adherence to the Sequential Test in planning applications: Local authorities review planning applications to confirm compliance with the Sequential Test, rejecting proposals that do not meet the required criteria.

How do Sequential Tests help the applicant?

Sequential Tests:

  • Advise applicants on potential site options: Help applicants and developers identify suitable development sites, emphasising sustainable locations and brownfield opportunities.
  • Conduct thorough Sequential Test assessments: Evaluate and prioritise site options based on the Sequential Test criteria, ensuring the most sustainable choices are prioritised.
  • Support applications in meeting local authority requirements: Assist developers and architects in preparing planning applications that demonstrate adherence to the Sequential Test policies.

What challenges and complexities surround the Sequential Test?

The Sequential Test can present challenges and complexities when preparing planning applications:

  • Balancing competing development objectives: Striking a balance between the Sequential Test requirements and other project goals, such as cost and design constraints.
  • Addressing site-specific constraints and opportunities: Navigating unique site characteristics, which may influence the Sequential Test’s application and outcomes.
  • Navigating the complexities of the planning system: Interpreting and applying the Sequential Test within the context of the broader planning process and regulations.

What are the requirements of sites included in a Sequential Test?

  • Any alternate sites must be considered as ‘Reasonably available’ in which they are ‘deliverable’ and ‘developable’.
  • For a site to be ‘deliverable’ the alternate site must be able to achieve the proposed development within five years, whilst for a site to be ‘developable’ the site must not be subject to any additional planning constraints or viability concerns which would limit development.

Exception Tests for development in Flood Zone 2 and 3

  • Information regarding the application site and it’s planning history.
  • Assessment of the Local Planning Authorities Policies to identify a suitable range for the test, whilst ensuring that the policies for the individual Local Council are adhered to. 
  • Methodology of the sequential test, in which multiple datasets are used to located sites, including the SHLAA, HELAA, Brownfield Land Register and many more.
  • Planning review of alternate sites to discount sites which are suitable regarding flooding

 

The exception test confirms that the proposed development will have no impact on flood risk and be ‘safe’, for future occupiers as well as in relation to surrounding development. The test must also state the wider sustainability benefits of the proposal which counteract the potential flooding risk.

An exception test is required in Flood Zone 2 if the proposal is considered ‘Highly Vulnerable’ or within Flood Zone 3 is the proposal is considered ‘More Vulnerable’ or ‘Essential Infrastructure’. This Exception Test would be included within the service where required.

ET Planning: Your Partner for Sequential Test Services

ET Planning is a leading planning and development consultancy, providing expert Sequential Test services to clients throughout England. By choosing ET Planning, you benefit from:

  • Extensive experience: Our team has a proven track record of successfully navigating the Sequential Test for a variety of development projects.
  • In-depth knowledge: We stay up-to-date with the latest planning policies and guidelines, ensuring your project remains compliant with the Sequential Test.
  • Tailored solutions: We provide personalised advice and support, tailored to your project’s unique circumstances and Sequential Test requirements.

How can ET Planning assist with your Sequential Test needs?

ET Planning offers a comprehensive range of Sequential Test services to support your project from start to finish:

  • Site assessment and prioritisation: We help identify and evaluate potential development sites based on the Sequential Test criteria, ensuring sustainable options are prioritised.
  • Planning application support: Our experts guide you through the planning application process, ensuring your submission demonstrates adherence to the Sequential Test and other relevant policies.
  • Ongoing consultation: We provide ongoing support and advice, helping you navigate any challenges or changes related to the Sequential Test throughout your project’s lifecycle.

How can you get started with ET Planning's Sequential Test services?

To take advantage of ET Planning’s expert Sequential Test services, simply contact us to discuss your project’s needs and requirements. Our dedicated team will work closely with you to ensure your development project aligns with the Sequential Test and contributes to sustainable growth in England.

Get in Contact

Call us on 01344 508048
Or email us at office@etplanning.co.uk