Where flood risk applies in Tameside
The council's Level 1 Strategic Flood Risk Assessment (March 2026) finds river and surface water flooding to be Tameside's most significant flood risks:
- The Tame valleyMost river flood risk comes from the River Tame through Mossley, Stalybridge, Ashton-under-Lyne, Dukinfield, Denton, Hyde and Haughton Green. Most of the borough's flood defences are embankments and walls along the Tame.
- The Medlock and the EtherowThe River Medlock runs along part of the western boundary towards Manchester city centre, and the River Etherow along the boundary with High Peak.
- Surface water in the western townsThe SFRA finds high surface water risk widespread, notably in the more urban western areas of Ashton-under-Lyne, Stalybridge, Dukinfield, Droylsden, Audenshaw, Denton and Hyde.
- The Pennine edgeIntense rainfall on Wild Bank Hill in November 2016 flooded 80 properties in Hollingworth, Mossley and Stalybridge, a reminder that run-off from the hills can affect sites outside the river flood zones.
What Tameside Council will look for
Tameside 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 Tameside 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. Tameside is made up of several towns, including Ashton-under-Lyne, Hyde, Stalybridge and Denton, so a narrower area matching the town served is often more defensible than the whole borough for smaller schemes.
- Assess the council's own sources of sitesTameside's Strategic Housing and Economic Land Availability Assessment (2025), the Places for Everyone allocations in Tameside 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.
Tameside-specific pitfalls
- AllocationsTameside's adopted plan is the saved Unitary Development Plan (2004) with Places for Everyone (2024). Older UDP opportunity areas are included where the council's land availability assessment covers them, and the report says so.
- The emerging Local PlanHomes, Spaces, Places, Tameside's new Local Plan, is at its final consultation stage. Its allocations become part of the evidence once the plan reaches examination.
- Relying on defencesDefences along the Tame are relevant to the site-specific flood risk assessment, not the Sequential Test, which uses flood zones as if the defences were not there.
- Housing-led evidence for non-housing usesTameside'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 Tameside
We have built our Tameside Sequential Test on published Environment Agency and Tameside Council data. Plot your site on our Tameside 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.
Source: Tameside Level 1 Strategic Flood Risk Assessment (JBA Consulting, March 2026).
Sequential Test guides for other council areas
Manchester · Wigan · Bristol · Birmingham · Chelmsford · Gateshead · Runnymede · East Riding of Yorkshire · York · Spelthorne · Oxford · Plymouth · Lichfield · Dover · Hull · Medway · Lewes District · Northumberland
Frequently asked questions
Does Tameside 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 Tameside?
National policy says the area of search should reflect the catchment for the type of development and the need it serves. Tameside is made up of several towns, including Ashton-under-Lyne, Hyde, Stalybridge and Denton, so a narrower area matching the town served is often more defensible than the whole borough 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 Tameside?
Our fixed fee for a Tameside 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.