Schedule 3 & SuDS Approving Body (SAB) Guidance
Schedule 3 of the Flood and Water Management Act 2010 will make the use of Sustainable Drainage Systems (SuDS) mandatory for most new developments in England and Wales.
Once implemented, local authorities will become SuDS Approving Bodies (SABs), responsible for assessing and approving surface water drainage designs before construction begins.
This change will place a stronger emphasis on sustainable drainage design, long-term maintenance, and compliance with the new National SuDS Standards.
Strategy & Design
SuDS Strategy layout
MicroDrainage design
Flood Risk Assessments (planning & insurance)
Foul drainage and soakaway design
Reports & Assessments
Flood risk and borehole review
Public sewer and utility checks
SuDS feasibility assessment
Run-off and attenuation calculations
Planning & Compliance
Dedicated drainage consultant support
£2 million Professional Indemnity cover
Planning condition review & discharge submissions
Maintenance programme & CSWMP
How SuDS Designs Can Help
Our civil engineers provide clear, compliant SuDS designs and reports that align with the new Schedule 3 approval process. We help developers, architects, homeowners and planning consultants navigate these upcoming regulations confidently.
Our services include:
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Pre-Application SAB Guidance – early consultation support to ensure compliance from the design stage.
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Detailed SuDS Design & Hydraulic Modelling – full design submissions that meet SAB requirements.
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Surface Water Drainage Strategies – complete documentation for planning and regulatory approval.
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Maintenance & Adoption Plans – ensuring your drainage systems remain effective long after approval.
Why Schedule 3 Matters
When Schedule 3 takes effect, SAB approval will be required for:
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All major developments with surface water drainage.
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Smaller developments that pose a risk to local drainage networks.
Developers who fail to obtain SAB approval may face planning delays or non-compliance penalties.
SuDS Designs provides early planning advice, helping you avoid costly redesigns or approval setbacks once the legislation is in force.
Preparing for the Transition
The introduction of SABs will reshape how drainage design is approved.
Our team can help you:
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Review existing drainage strategies for Schedule 3 compliance.
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Update SuDS features to meet new national standards.
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Prepare documentation ready for SAB submission.
Where We Work
Our services are available nationwide, with strong coverage in:
Suffolk – Felixstowe, Ipswich, Bury St Edmunds, Lowestoft, Newmarket, Sudbury, Stowmarket, Haverhill & beyond.
A SuDS (Sustainable Drainage Systems) report assesses how surface water runoff is managed on a site, ensuring compliance with environmental regulations and reducing flood risks.
A SuDS (Sustainable Drainage Systems) report is crucial for anyone planning a new development, extension or alteration to a property. The SuDS report assesses the site’s drainage characteristics and recommends sustainable drainage systems to manage surface water runoff.
Our expert analysis of drainage characteristics and recommendations for sustainable drainage systems ensure compliance, sustainability, and flood risk mitigation
The incorporation of Sustainable Drainage Systems (SuDS) is a requirement for all new developments, and the level of detail required in a SuDS report can vary depending on the application type and the Lead Local Flood Authority’s (LLFA) requirements. LLFAs are increasingly requesting SuDS reports for even the smallest of project due to the increasing risk of flooding and the effects of climate change.
Major developments and those in critical drainage areas or high flood risk zones should flood risk assessments and surface water drainage strategies carried out prior to submission. The local planning authority and LLFA have the final say on whether a SuDS report is required, so it is best to speak to them before submitting a planning application. Sometimes, a more in-depth report, such as included detailed construction design, may be requested either at the planning application stage or to discharge a planning condition.
SuDS Designs by JMS Engineers provide guidance throughout the planning process from start to construction, including assistance with determining flood zone locations and offering design to confirm feasibility and calculate the mitigation against pollution your project can offer.
A SuDS Report can improve your relationship with the environment by ensuring that surface water runoff from your development is managed in a sustainable and environmentally responsible manner.
Traditional drainage systems can cause flooding, pollution, and erosion, which can harm the natural environment. SuDS seek to mimic natural drainage systems and use a range of techniques to reduce the impact of surface water runoff on the environment.
By investing in a SuDS Report, you can show that you are committed to reducing your development’s impact on the environment, while providing cost effective solutions.
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Entities engaged in residential construction and development projects
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Specialists in real estate, such as architects, urban planners, and real estate agents
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Homeowners and personal property investors
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Corporate entities across different industries
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Insurance underwriters and financial lending institutions
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SuDS reports aid with planning applications, either in the pre-planning stage or to meet specific conditions before planning consent.
They initially examine infiltration SuDS, the preferred surface water management method. The feasibility of such techniques impacts the potential of other SuDS approaches.
The level of detail varies as per the specific demands of your local council – we can help advise what you’ll need from the SuDS report to meet the requirements.
Yes - many local authorities request SuDS Reports even for smaller developments such as house extensions or minor redevelopments, especially in flood risk areas.
While not always legally required, most planning authorities and LLFAs now expect SuDS Reports to support planning applications, especially where surface water management is a concern.
Yes - SuDS Designs offers SuDS Reports across the UK, including London, Manchester, Essex, Suffolk, Norfolk, and Cambridgeshire, with tailored reports for local planning authority requirements.
FAQs – SuDS Reports, Drainage Design & Flood Risk Assessments
Find answers to common questions about our SuDS Reports, drainage strategies, and flood risk assessments for UK developments.
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Path to a Sustainable Drainage Solution
Effective drainage is essential for gaining planning approval and ensuring developments remain safe and compliant. Surface water management is now a key requirement for local authorities, with SuDS reports and strategies forming a crucial part of the planning process. At SuDS Designs by JMS Engineers, we provide clear, buildable solutions that help developers meet regulations, reduce flood risk, and deliver long-lasting infrastructure.