Information for developers

From 15 April 2015 Norfolk County Council as Lead Local Flood Authority (LLFA) became a statutory consultee on all planning applications for major development. The LLFA is therefore required to comment on these planning applications in respect of surface water drainage. This was previously the responsibility of the Environment Agency.

The changes that made the LLFA a statutory consultee role are detailed in the Town and Country Planning (Development Management Procedure) (England) Order 2015). (opens new window)

From 6 April 2015, planning policy and decisions on planning applications relating to major development are required to ensure that sustainable drainage systems (SuDS) are used for the management of surface water. The role of decision making on planning applications is the responsibility of Local Planning Authorities (LPAs).

As the LLFA, each year we must report the levels of service in the role as Statutory Consultee to Planning to the Department for Communities and Local Government.

What is major development?

Major development includes any of the following:

The winning and working of minerals or the use of land for mineral-working deposits
Waste development
The provision of dwelling houses where the number of dwelling houses 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 whether the number of dwelling houses to be provided is 10 or more
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 one hectare or more

Lead Local Flood Authority Guidance for Developers

Download lead local flood authority guidance - updated April 2025. (PDF, 2 MB)

Lead Local Flood Authority Paid Advice Service (LPAS) general information and fees from 1 April 2026

This advice service is open for applicants/consultants:

Before the formal planning process
At certain times during the formal planning process

For example, when the LLFA team are not reviewing submitted planning information as a statutory consultee to planning. We offer bespoke LLFA advice on a chargeable basis at either:

The banded fees outlined in below
or
At an hourly rate of £103 per hour per Officer (including VAT)

We would provide the banded or hourly rate fee to the applicant at the time of application. Should we identify further work, or you request it, then further costs would apply.

We strongly recommend that you read the LLFA Guidance for Developers document before submitting a planning application.

LLFA LPAS fee banding and scope

Site specific risk assessment (Desk Top Study Report): £99 (including VAT)

Scope:

Provision of the LPAS Desk Top Study Report which includes:
- General site/area information 
- Maps to show site location
- Latest RoFSW mapping
- Flood Zones 2 and 3 extents
- NCC Bridge Asset locations
- Watercourses 
- Historic mapping at, and adjacent to, the site

Other banding

10 - 99 houses or low flood risk or 1 hectare: £196 (including VAT)
100 - 250 houses or medium flood risk or 2 hectares: £591 (including VAT)
250+ houses or significant flood risk or 3+ hectares: £1,182 (including VAT)
Masterplanning: From £1,182 (including VAT)

Scope:

Review of information provided and the preparation, review and:

Sending of a written response letter containing the LLFA Advice
or
Attendance of 2 Officers at an hour-long Teams meeting to discuss the proposals and provide LLFA Advice

Applicant to take and prepare draft meeting minutes to share with the LLFA to seek their agreement subsequent to any meeting held.

Please note

If any works proposed as part of an application are likely to affect flows in an ordinary watercourse, the applicant is likely to need the approval of the relevant Risk Management Authority. Please check our consent for work on ordinary watercourses details.

In line with good practice, the County Council seeks to avoid culverting. We normally only grant consent for such works if they are as a means of access. You should also note that this approval is separate from the planning process.

Other details

Read our terms and conditions

If you are interested in applying for LLFA Advice, please contact us at [email protected].

Land drainage consent for work on ordinary watercourses

How to apply for consent for work on ordinary watercourses and how much it costs.

Public highway surface water drainage design

Information on highway surface water drainage design standards.

How to find a consultant

There are several Chartered Institutes and organisations who maintain lists or searchable directories of professional qualified consultants who can provide flooding, drainage and other environmental services to support planning applications.

A chartered civil engineer (qualified through the Chartered Institute of Civil Engineers (ICE)) would also be professionally qualified to undertake various assessments, however a searchable list of companies who employ chartered civil engineers isn't available.

Other local companies are also available however we don't maintain a list of these.

Environment Agency documents

These documents are provided by the Environment Agency: