SNBC Agents Forum – (March 2026)
We attended the latest South Norfolk and Broadland Agents Forum, which provided important updates on water neutrality, planning policy, local plan progress, and local government reorganisation. Below is a summary of the key points and what they mean for developers and landowners.
Water Capacity & Anglian Water Objections
Local Planning Authorities (LPAs) are taking a more pragmatic approach to wastewater capacity constraints:
Planning applications may still be approved despite Anglian Water objections, unless there is clear evidence of environmental harm.
There is a confirmed legal right to connect to the sewer network, with infrastructure upgrades being the responsibility of the statutory undertaker.
Conditions may be applied, but only to control timing of infrastructure delivery, not to prevent development.
Implication:
Water capacity constraints are becoming less of a barrier to planning permission, although delivery and timing risks remain.
Nutrient Neutrality & Mitigation Options
A number of mitigation providers are now active, including:
Norfolk Environmental Credits (NEC)
Wendling Beck
Septic Tank Solutions (limited geographic coverage)
However:
Not all providers are fully secured or accepted by LPAs
Using unverified schemes carries risk to planning timelines
Emerging Change – Nature Restoration Fund:
A new levy-based system is being developed, allowing developers to pay a per-dwelling fee instead of securing mitigation directly. Norfolk is expected to be an early test area.
Implication:
The mitigation landscape is evolving quickly — due diligence on providers is critical, and a simpler levy system may soon be available.
Planning Policy & SPD Updates
Several new guidance documents are being introduced:
Green Infrastructure SPD – clearer expectations on biodiversity and site integration
Design Code (1–500 dwellings) – stronger design requirements across all schemes
Energy SPD (South Norfolk) – guidance on renewable energy infrastructure
GNLP Policy Guidance – support for demonstrating sustainability compliance
Implication:
Greater emphasis on policy compliance and design quality upfront, with less flexibility later in the process.
Greater Norwich Local Plan (GNLP 2045)
Plan horizon extended to 2045
Accelerated timetable underway
Call for Sites will reopen after the election period
Key message:
Developers should promote sites early, as opportunities to introduce sites later will be limited.
Five-Year Housing Land Supply
Current position around 4.85 years (below requirement)
Updated position expected later in 2026
Implication:
There may continue to be opportunities to promote sustainable sites, particularly where policy conflict exists.
Local Government Reorganisation (LGR)
New unitary authorities proposed, with implementation by April 2028
Planning services will continue as normal in the interim
Implication:
Short-term: business as usual
Medium-term: potential for strategic planning changes and new plan frameworks
Development Management Changes
LPAs are seeking to streamline decision-making:
Greater focus on fully prepared applications at submission stage
Reduced scope for negotiation post-submission
Faster progression toward approval or refusal
Implication:
Early-stage strategy and submission quality are becoming increasingly critical.
Appeals Process
Appeals increasingly based on submitted information only
Limited opportunity to introduce new evidence later
Implication:
Applications must be robust and complete from the outset.
Section 106 & Delivery
Ongoing concerns around delays and cost inconsistencies
LPAs encouraging earlier drafting and standardisation
Implication:
Engaging on S106 early can help avoid delays post-resolution.
Building Safety Levy (From October 2026)
Applies to developments of 10+ dwellings
Payable before completion of development
Implication:
This introduces an additional cost consideration for larger schemes.
Overall Takeaways
Planning authorities are becoming more delivery-focused and pragmatic, particularly on infrastructure constraints.
The system is moving toward front-loaded, policy-led decision-making.
Significant structural and policy changes are underway, creating both risk and opportunity.
If you would like to discuss how these changes may affect your site or development strategy, feel free to get in touch.