Sequential Test for Bristol Planning Applications

Where flood risk applies in Bristol

Bristol has a long tidal river and a network of smaller urban rivers, so a significant share of the city's development land falls in Flood Zones 2 and 3. The areas where applicants most often need a Sequential Test are:

• Avonmouth and SevernsideLow-lying land beside the Severn Estuary, at tidal flood risk and home to much of the city's industrial, logistics and energy development.
• The city centre, Harbourside and Temple QuarterTidal flood risk from the River Avon affects large parts of the central area. The Bristol Avon Flood Strategy is planning long-term improvements to defences, but flood zones for the Sequential Test are assessed without defences.
• The Frome, Malago, Brislington Brook and Trym valleysRiver flooding affects corridors through residential neighbourhoods, catching smaller housing schemes and conversions as well as larger sites.

What Bristol City Council will look for

Bristol 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 Bristol 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 searchFor general housing, the Bristol City Council area is the usual starting point. A narrower area needs a clear reason tied to the development's catchment or need.
• Assess the council's own sources of sitesBristol's adopted and emerging site allocations, its Strategic Housing Land Availability Assessment (SHLAA) 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.

Bristol-specific pitfalls

• Relying on defencesExisting and planned tidal defences are relevant to the flood risk assessment, not to the Sequential Test. Bristol's flood zones are assessed as if the defences were not there.
• Housing-led evidence for non-housing usesBristol's land availability evidence is largely housing-focused. For employment, retail or community uses, you may need to add alternative sites from other sources, such as commercial property listings or employment land evidence.
• Climate changeFlood extents with climate change allowances are set out in Bristol's Strategic Flood Risk Assessment, and the council may expect the test to reflect future risk over the lifetime of the development.
• TimingA missing or weak Sequential Test can stop an application being validated or lead to a holding objection. It is quicker to get it right before submission.

Fixed-fee Sequential Tests for Bristol

We have built our Bristol Sequential Test on published Environment Agency and Bristol City Council data: the Flood Map for Planning, the council's site allocations, the SHLAA and the Brownfield Land Register. Plot your site on our Bristol 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? For wider planning help in the city, see planning consultants in Bristol.