Where flood risk applies in Birmingham
The council's Level 1 Strategic Flood Risk Assessment (August 2023) identifies the primary river flood risk along these watercourses:
- The River TameThe widest flood extents in the city are along the Tame through the centre of the area, where the land is lower and flatter.
- The River ReaThe Rea and its tributaries are a primary source of river flood risk. Its lower reaches, between the Birmingham Wildlife Conservation Park and the Lawley Street viaduct and through Saltley, are among the areas the SFRA finds most sensitive to climate change.
- The River ColeThe Cole and its tributaries are the third primary source of river flood risk. The SFRA picks out the Springfield area and the east side of the river between Heybarnes Circus and Hob Moor Road as sensitive to climate change.
- Smaller brooksFlood defences in the city are along the Tame, Rea and Cole and also Bourn Brook, Hatchford Brook, Westley Brook and Hockley Brook, with standards of protection that vary from place to place.
What Birmingham City Council will look for
Birmingham City Council applies the national tests in NPPF Chapter 18 and the Planning Practice Guidance, supported by its Strategic Flood Risk Assessment. A Sequential Test submitted with a Birmingham application should normally:
- Confirm the flood zone and vulnerabilityUse the current Environment Agency Flood Map for Planning and the NPPF Annex F vulnerability class for the proposed use.
- Justify the area of searchNational policy says the area of search should reflect the catchment for the type of development and the need it serves. Birmingham is a large city authority: a citywide search suits citywide housing schemes, while a narrower area matching the neighbourhood served is often more defensible for smaller schemes.
- Assess the council's own sources of sitesBirmingham's Housing and Economic Land Availability Assessment (2025), which includes the Birmingham Development Plan allocations, and the Brownfield Land Register are the obvious places to start, and omitting them is a common reason for challenge.
- Evidence every discounted siteWhere an alternative is ruled out as unsuitable, too small or not available in a similar timeframe, give the reason and the evidence. Ownership alone is not enough.
- Screen for the Exception TestState whether the Exception Test applies under Annex F Table 3, and if it does, provide it, drawing on the site-specific flood risk assessment.
Birmingham-specific pitfalls
- Surface waterThe SFRA notes considerable surface water flow routes along roads through the urban areas of Birmingham and Sutton Coldfield. The Sequential Test looks at all sources of flooding, not only the flood zone.
- Relying on defencesDefences are relevant to the site-specific flood risk assessment, not the Sequential Test, which uses flood zones as if the defences were not there.
- The emerging Local PlanThe emerging Birmingham Local Plan has been published for consultation. Its new allocations become part of the evidence once the plan reaches examination; until then the Housing and Economic Land Availability Assessment carries the city's site pipeline.
- Housing-led evidence for non-housing usesBirmingham's land availability evidence is largely housing-focused. For employment, retail or community uses, you may need to add alternative sites from other sources.
Fixed-fee Sequential Tests for Birmingham
We have built our Birmingham Sequential Test on published Environment Agency and Birmingham City Council data. Plot your site on our Birmingham Sequential Test page and we'll deliver a submission-ready report within 24 hours of payment for £300. Exception Tests are £450 within 48 hours.
New to the subject? Start with our general guide: what is a flood risk Sequential Test? We also cover other council areas at the same fixed fee. For wider planning help, see planning consultants in Birmingham.
Source: Birmingham City Level 1 Strategic Flood Risk Assessment (JBA Consulting, August 2023).
Sequential Test guides for other council areas
Lichfield · Bristol · Manchester · Chelmsford · Gateshead · Tameside · Runnymede · East Riding of Yorkshire · Wigan · York · Spelthorne · Oxford · Plymouth · Dover · Hull · Medway · Lewes District · Northumberland
Frequently asked questions
Does Birmingham City Council require a Sequential Test?
Yes, for most development in Flood Zones 2 and 3, in line with national policy. Some minor development and most changes of use are exempt, and sites allocated in the local plan may not need the test repeated.
What area of search should I use in Birmingham?
National policy says the area of search should reflect the catchment for the type of development and the need it serves. Birmingham is a large city authority: a citywide search suits citywide housing schemes, while a narrower area matching the neighbourhood served is often more defensible for smaller schemes. The reason must be explained in the report.
Do flood defences mean I don't need a Sequential Test?
No. Flood zones for the Sequential Test are assessed without defences. Defences are taken into account in the site-specific flood risk assessment and the Exception Test, not the Sequential Test.
How much does a Sequential Test cost in Birmingham?
Our fixed fee for a Birmingham flood risk Sequential Test or alternatives assessment is £300, delivered within 24 hours of payment. An Exception Test is £450, delivered within 48 hours.
This guide is general information for applications in England and is not advice on your specific project. Requirements differ in Wales, Scotland and Northern Ireland, and every council publishes its own local validation list, so always check the detail with your local planning authority.