We also advise throughout the planning process to our clients to ensure that their development is in line with these policies. How Can Aegaea Help with the Exception test?Īegaea are able to support the creation of site specific flood risk assessments, including flood modelling and drainage that are compliant with the exception testing principles. Guidance from the NPPF states that:Ī) within the site, the most vulnerable development is located in areas of lowest flood risk, unless there are overriding reasons to prefer a different location ī) the development is appropriately flood resistant and resilient such that, in the event of a flood, it could be quickly brought back into use without significant refurbishment Ĭ) it incorporates sustainable drainage systems, unless there is clear evidence that this would be inappropriate ĭ) any residual risk can be safely managed andĮ) safe access and escape routes are included where appropriate, as part of an agreed emergency plan. Practically speaking, that means that low vulnerability uses such as shops or car parks should be placed in higher risk areas than living accommodation. The exception test and the risk based approach to development also means that site master plans and development plans should be done in such a way that the most vulnerable classifications of development should be in the lowest risk areas of the site. It is worth noting that to prove betterment and no detrimental effects flood modelling is often required – this process can be time consuming, so it is always worth engaging early as soon as you know that you are in flood zone 2 or 3. This also fits with the wider sustainability effects of the development as Aegaea can work with you to promote effective SuDS and drainage, watercourse naturalisation and culvert removal, all of which enhance your application.
This is a favourable stance with most planning authorities and demonstrates good will from the developers which in turn promotes more chance of success for the application. We promote the ability of a site to reduce flood risk to both the site and to the local area for the lifetime of the development. (b) the development will be safe for its lifetime taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall.Īegaea take a long term and sustainable view to the exception test. (a) the development would provide wider sustainability benefits to the community that outweigh the flood risk and To pass the exception test it should be demonstrated that: The application of the exception test should be informed by a strategic or site-specific flood risk assessment, depending on whether it is being applied during plan production or at the application stage. The NPPF as of 20th July 2021, updated that all plans should apply a sequential risk approach to the location of development – taking into account all sources of flood risk and current and future impacts of climate – as to avoid, where possible, flood risk to people and property. Your development involves a change of use (eg from commercial to residential) unless your development is a caravan, camping chalet, mobile home or park home site
You also don’t need to do a sequential test if either of the following apply: In this case, you need to ask your local planning authority for the site allocation reference in their local plan and include it in your planning application. You don’t need to do a sequential test if one has already been carried out for a development of the type you’re planning (eg a residential development) for your site. What types of development don’t need the sequential test? Guidance as of 20th July 2021, now states that the aim of the sequential test is to steer new development to areas with the lowest risk of flooding from any source. Traditionally if your development is in flood zone 2 or 3Ī sequential test hasn’t already been done for a development of the type you plan to carry out on your proposed site (you can check this with the local planning authority You need to do a sequential test if both of the following apply: Do I need to apply the sequential test to my development?
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