FAQs

In planning, ‘low risk’ generally means that available data shows there is little likelihood of a problem affecting the development, such as flooding, contamination, or drainage constraints. It doesn’t mean the risk is zero; rather, the issue is unlikely to prevent development or require significant mitigation.

Planning authorities use this classification to decide whether further investigation or detailed reports are necessary. If a site is considered low risk, a simple screening report or desk-based assessment may be enough to support the planning application. Higher-risk sites usually require more detailed studies or design measures.

For developers and consultants, identifying low risk early helps streamline the planning process and reduces the likelihood of unexpected technical conditions being added later.

Practical takeaway: A ‘low risk’ result usually means development can proceed with minimal additional assessment, helping keep the planning process simpler and faster.

Most planning delays happen when flood risk or drainage issues are identified late in the application process. If a site has not been properly assessed before submission, the council or consultees, such as the Lead Local Flood Authority, may request additional reports, updated calculations, or design changes. This can lead to resubmissions and extended review periods.

Another common issue is when drainage strategies don’t clearly demonstrate how surface water will be managed, particularly if runoff rates, discharge points, or infiltration feasibility haven’t been properly addressed. Councils need confidence that the development won’t increase flood risk elsewhere, so incomplete information can quickly stall a decision.

Delays can also occur if reports use outdated data or don’t follow current planning guidance, meaning further clarification or updated analysis is required.

Practical takeaway: The best way to avoid delays is to assess flood risk and drainage early and submit clear, policy-aligned reports with the planning application.

The most effective way to avoid drainage objections is to assess surface water management early and design a clear strategy before submitting a planning application. Planning authorities and Lead Local Flood Authorities want to see evidence that the development will safely manage rainfall without increasing flood risk on or off the site.

This usually means demonstrating that the drainage design follows the SuDS hierarchy, prioritising infiltration where possible, then considering discharge to watercourses or surface water sewers if infiltration is not feasible. Providing supporting evidence, such as infiltration testing or runoff calculations, helps show that the proposed system is realistic for the site.

Clear and well-structured drainage reports also help planners quickly understand the proposed approach, which can reduce requests for additional information.

Practical takeaway: Develop a simple, evidence-based drainage strategy early in the design stage so the planning authority can clearly see how surface water will be managed.

The reports required for a full planning application depend on the type of development, the site location, and any environmental constraints affecting the land. However, most applications for new developments need supporting technical reports that demonstrate the site is suitable, and that potential risks have been properly assessed.

Common reports include a Flood Risk Assessment, drainage or SuDS strategy, and a Phase 1 contaminated land report. Depending on the site, additional assessments may also be needed for issues such as groundwater flooding, ecology, transport impacts, or noise. Planning authorities use these reports to confirm that the development will be safe, sustainable, and compliant with planning policy.

Submitting the right reports at the start helps reduce requests for further information and keeps the planning process moving smoothly.

Practical takeaway: Review potential site constraints early so you can include the key environmental and technical reports with your planning application from the outset.

You can contact GeoSmart by telephone, email, live chat, or via one of our online forms to ask a question about a report or specific concern you may have. Our team will direct you to the most relevant report and answer your questions.

All our Smart reports have a fixed price structure, meaning you will pay for the outlined scope of that report up to report submission and no more.

There are multiple ways to get a quote from us, but the easiest way is to fill out our online form.

You can also give us a call, send us an email, or start a live chat with us.

Once we receive your enquiry, a member of staff will be in touch shortly, usually within 15 minutes during working hours. We normally start with a quick chat (just a few minutes) so we can understand what you need and make sure we’re sending the right quote. It’s quick, helpful, and saves going back and forth.

GeoSmart requires advanced payment for all reports. Our reports are productized and therefore priced as such. You will receive confirmation of payment when it is received, which signals that we are ready to make a start with your report.

If you are part of an organisation and wish to enquire about credit terms, please let us know when making your enquiry.

GeoSmart accepts payment through an online Global Payments link, by debit and credit card over the phone (excluding American Express), bank transfer, PayPal, or cheque. The fastest way to proceed is to pay online using the link we send in our quote, but the choice is yours!

GeoSmart reports are delivered electronically as .pdf files or links (depending on size) to your email inbox. Hard copy reports are available on request for an additional charge.

Reports will be delivered to the purchaser unless otherwise stated. GeoSmart does not submit reports to Regulators on your behalf.

We have tried to accommodate as much of the UK as possible for our reports; however, Northern Ireland and some parts of Scotland are excluded.

Our reports make clear recommendations based on risks that we have identified. When further work is required, we will specify the best course of action for you in our report recommendations and can advise on associate suppliers if necessary, depending on the site location.