Guidance on development and flood risk

Here developers and local planning authorities can find guidance to assist in creating suitable drainage systems.

Statutory consultation

The Flood and Water Management team at Suffolk County Council, is a statutory consultee for surface water drainage proposals for major developments  This is part of our responsibility as the Lead Local Flood Authority (LLFA) under the Town and Country Planning Order 2015

The revised National Planning Policy Framework, July 2018 (NPPF), Section 165, requires that all major development incorporates Sustainable Drainage Systems unless there is clear evidence that this would be inappropriate.

The definition of major development is:

  • the number of dwellings to be provided is 10 or more; or the development is to be carried out on a site having an area of 0.5 hectares or more (and it is not known if 10 or more dwellings are to be provided)
  • the provision of a building or buildings where the floor space to be created by the development is 1,000 square metres or more.
  • Development carried out on a site having an area of 1 hectare or more.
  • any minor applications in areas at risk of surface water flooding. You can determine whether a site may be at risk of surface water flooding using these maps created by the Environment Agency

We would encourage developers to contact us as early as possible in the planning process for advice on how to create an application which meets minimum operational standards and is beneficial for all concerned organisations and individuals.

Pre-application advice

Starting on 1 July 2017, Suffolk County Council will be working with our colleagues in Babergh & Mid Suffolk District Councils to pilot a new pre-application advice service. This is a charged service which covers a range of local government requirements in the planning process. Advice on flooding and drainage issues is available as part of this service. For more information, including pricing and how to apply, please see the pre-application page on Babergh and Mid Suffolk's website.

Currently the pre-application service is confined to Babergh & Mid Suffolk, but in the future we would seek to include more areas of Suffolk.

Suffolk Flood Risk Management Partnership

The Suffolk Flood Risk Management Partnership has created a number of useful documents which clarify what is required of developers and why. The first of these is the Suffolk Flood Risk Management Strategy which can provide developers some context into flood management for Suffolk on a larger scale, including key links to and extracts from key national guidance documents. The strategy document has a number of appendices which are the following:  

  • Appendix A - The local SuDS guide to assist developers in creating sustainable drainage systems on their proposed sites
  • Appendix B - A consenting policy which aims to provide clarification of the policy towards works affecting a watercourse, particularly culverts. Further information can be found on our working on a watercourse page 
  • Appendix C - A protocol for advising our local planning authorities (LPAs) exactly what is required from developers in terms of surface water drainage 
  • Appendix D - Guidance on how we deal with flooding reports 

Local validation lists

Under the National Planning Policy Framework (NPPF) and local validation lists set by each local planning authority (LPA), developers will be required to fill out a number of different documents before their application can be registered. For flooding and drainage related matters these include:

  • A Flood Risk Assessment (FRA) when defined as necessary by the protocol, to demonstrate the flood risk to, and resulting from, the development and to demonstrate the safety of the development for its lifetime
  • Our surface water drainage proforma in order to speed up the planning process as much as possible
  • An asset collection sheet which allows us to capture new flooding and drainage assets as they are built. Another of our responsibilities as the LLFA is to create and maintain a Flood Risk Asset Register, and this information will assist that

Some applications may also require land drainage consents. Please see our information which outlines how you can obtain permission to work on a watercourse

Other helpful resources

We have produced a Construction Surface Water Management Plan template for developers to use during the planning process. This document will guide developers, ensuring that you can submit the correct information first time therefore reducing unnecessary delays. You can find it on our Construction Surface Water Management Plan web page.

To find out whether there are existing flooding issues in the area you want to develop, you can request a flood map from the Flood and Water Management Team.

There is also comprehensive national SuDS guidance available, published by CIRIA, which details technical specifications for all sustainable drainage systems. To compliment this guidance CIRIA has also produced a number of helpful videos via susdrain, which outline the basics in delivering SuDS.

Suffolk's Preliminary Flood Risk Assessment (PRFA) is available to view online.

Suffolk Resilience Forum has plenty of information to assist LPAs and developers in ensuring their proposals meet the requirements for building on a flood plain. 

Please contact the Flood and Water Management team at floods@suffolk.gov.uk for any further questions.