Norfolk
A large East Anglian county of big skies and open landscapes, famous for the Norfolk Broads, its long coastline, and Norwich Cathedral.
Planning Permission in Norfolk
Planning permission in Norfolk is obtained from the relevant district council or from the Broads Authority for sites within the Broads area. Norfolk County Council administers minerals and waste planning but has no role in determining residential planning applications.
North Norfolk District Council's planning pages cover one of England's most celebrated coastal planning areas. The council's adopted North Norfolk Local Plan (2011-2031) and its emerging replacement plan are the primary policy frameworks. Policy EN2 (Protection and Enhancement of Landscape and Settlement Character) is the key design and landscape policy, requiring development to respond positively to local character and landscape setting. Within the Norfolk Coast AONB, the AONB Management Plan is a material consideration and applications must include a landscape and visual impact assessment.
Broadland District Council and South Norfolk Council now operate as a merged Greater Norwich authority alongside Norwich City Council through the Greater Norwich Development Partnership. The Greater Norwich Local Plan (2018-2038) is the strategic framework for the Greater Norwich area, covering Norwich City, Broadland and South Norfolk. Policy 2 (Sustainable Growth Strategy) and Policy 3 (The economy and the need for growth) set out the spatial approach, while Policy 7 (Neighbourhood Plans) and the design policies address the quality of new development.
Community Infrastructure Levy in Norfolk varies by district. Broadland District Council, North Norfolk District Council and South Norfolk Council all have adopted CIL schedules. The self-build CIL exemption is available from all CIL-charging authorities for qualifying applicants who intend to occupy the completed home as their principal residence for at least three years. Applicants must submit the exemption claim before development commences.
The Broads Authority's planning service covers the nationally designated Broads area. Applications within the Broads are assessed against the adopted Broads Local Plan (2019-2036). Policy PUBP1 (Sustainable Development) and Policy DM29 (Design of New Buildings) are the primary policies for residential development. Flood risk is the most critical planning constraint in the Broads - virtually the entire area is at risk of fluvial or tidal flooding, and all new dwellings must be designed to a high standard of flood resilience and to incorporate sustainable drainage.
West Norfolk Borough Council covers the area around King's Lynn and its rural hinterland, including the Fens and the Norfolk coast near Hunstanton. The council's adopted Local Plan (2016-2036) includes policies addressing the particular planning challenges of the Fenland landscape - extensive flood risk, the sensitive Wash estuary - and the historic market towns of Swaffham, Downham Market and Fakenham.
Validation requirements across Norfolk's planning authorities include a completed application form, location and site plans, a design and access statement, and the statutory fee. Additional site-specific requirements include coastal erosion and flood risk assessments for coastal sites, heritage impact assessments for historic market town settings, ecological surveys for sites near Broads or coastal habitats, and landscape and visual impact assessments for AONB sites.
North Norfolk District Council's planning pages cover one of England's most celebrated coastal planning areas. The council's adopted North Norfolk Local Plan (2011-2031) and its emerging replacement plan are the primary policy frameworks. Policy EN2 (Protection and Enhancement of Landscape and Settlement Character) is the key design and landscape policy, requiring development to respond positively to local character and landscape setting. Within the Norfolk Coast AONB, the AONB Management Plan is a material consideration and applications must include a landscape and visual impact assessment.
Broadland District Council and South Norfolk Council now operate as a merged Greater Norwich authority alongside Norwich City Council through the Greater Norwich Development Partnership. The Greater Norwich Local Plan (2018-2038) is the strategic framework for the Greater Norwich area, covering Norwich City, Broadland and South Norfolk. Policy 2 (Sustainable Growth Strategy) and Policy 3 (The economy and the need for growth) set out the spatial approach, while Policy 7 (Neighbourhood Plans) and the design policies address the quality of new development.
Community Infrastructure Levy in Norfolk varies by district. Broadland District Council, North Norfolk District Council and South Norfolk Council all have adopted CIL schedules. The self-build CIL exemption is available from all CIL-charging authorities for qualifying applicants who intend to occupy the completed home as their principal residence for at least three years. Applicants must submit the exemption claim before development commences.
The Broads Authority's planning service covers the nationally designated Broads area. Applications within the Broads are assessed against the adopted Broads Local Plan (2019-2036). Policy PUBP1 (Sustainable Development) and Policy DM29 (Design of New Buildings) are the primary policies for residential development. Flood risk is the most critical planning constraint in the Broads - virtually the entire area is at risk of fluvial or tidal flooding, and all new dwellings must be designed to a high standard of flood resilience and to incorporate sustainable drainage.
West Norfolk Borough Council covers the area around King's Lynn and its rural hinterland, including the Fens and the Norfolk coast near Hunstanton. The council's adopted Local Plan (2016-2036) includes policies addressing the particular planning challenges of the Fenland landscape - extensive flood risk, the sensitive Wash estuary - and the historic market towns of Swaffham, Downham Market and Fakenham.
Validation requirements across Norfolk's planning authorities include a completed application form, location and site plans, a design and access statement, and the statutory fee. Additional site-specific requirements include coastal erosion and flood risk assessments for coastal sites, heritage impact assessments for historic market town settings, ecological surveys for sites near Broads or coastal habitats, and landscape and visual impact assessments for AONB sites.
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