Where flood risk applies in York
The council's Level 1 Strategic Flood Risk Assessment (AECOM, March 2021) sets out the sources of flood risk:
- The River OuseThe SFRA describes river flooding from high flows down the Ouse as the predominant flood risk. Environment Agency flood warning areas cover riverside areas including Clifton, Marygate, Leeman Road, Skeldergate, Clementhorpe, Fulford and Rawcliffe, and downstream at Naburn and Acaster Malbis.
- The River Foss and its becksFlood protection for the north-eastern part of the city depends on the Foss Barrier, built in 1986-87. Tang Hall Beck and Osbaldwick Beck, which flow into the Foss, have flood warning areas of their own.
- The River DerwentThe Derwent forms much of the eastern boundary. An embankment and pumping station completed in 2008 protect Elvington from the river.
- Major floodsThe SFRA records major floods in 1982 and 2000 and the most severe and widespread flooding between Boxing Day 2015 and New Year, when the Foss Barrier was at risk of being overwhelmed. Its pumping capacity has since been upgraded.
What City of York Council will look for
City of York 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 York 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. York is a compact city surrounded by villages in the Green Belt, so for a smaller scheme a narrower area matching the village or the part of the city it serves is often more defensible than the whole council area.
- Assess the council's own sources of sitesthe City of York Local Plan allocations (adopted February 2025), the council's 2026 housing land supply and trajectory, 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.
York-specific pitfalls
- Relying on defencesYork has extensive defences, from the Clifton Ings washland to the Foss Barrier and the city's flood walls. They matter for the site-specific flood risk assessment, but the Sequential Test uses flood zones as if the defences were not there.
- Climate changeIn parts of York the Environment Agency has not yet published climate change flood extents. There the present-day flood zone applies as the best available information, and our reports name any affected sites.
- Permissions outside the allocationsThe council reports sites with planning permission outside the Local Plan allocations only as totals. Our reports include them where they are on the brownfield register, and you may want to add others you know of.
- Housing-led evidence for non-housing usesYork's land availability evidence is housing-focused. Employment allocations are included, but for retail, leisure or community uses you may need to add alternative sites from other sources.
Fixed-fee Sequential Tests for York
We have built our York Sequential Test on published Environment Agency and City of York Council data. Plot your site on our York 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 York.
Source: City of York Level 1 Strategic Flood Risk Assessment (AECOM, March 2021).
Sequential Test guides for other council areas
East Riding of Yorkshire · Hull · Bristol · Manchester · Birmingham · Chelmsford · Gateshead · Tameside · Runnymede · Wigan · Spelthorne · Oxford · Plymouth · Lichfield · Dover · Medway · Lewes District · Northumberland
Frequently asked questions
Does City of York 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 York?
National policy says the area of search should reflect the catchment for the type of development and the need it serves. York is a compact city surrounded by villages in the Green Belt, so for a smaller scheme a narrower area matching the village or the part of the city it serves is often more defensible than the whole council area. 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 York?
Our fixed fee for a York 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.