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Pre-application advice for developers

The Council decided to adopt a pre-application fee advice system in June 2007. Initially this was intended to commence on 1st October 2007, but will now commence on 2nd January 2008.

The Planning Department is able to provide advice and information if you are considering submitting a development proposal. We welcome and encourage discussions before you submit your application and understand that early discussions of your proposal can provide advantages for all parties involved. We will be able to provide detailed advice to developers and their agents on key issues prior to formal submission where the function is to speeding up the development process and avoid delays or refusals due to unacceptable proposals.

The provision of advice on development schemes is time consuming and under the current statutory planning fees, do not cover the cost of these discussions. In view of this and taking into account the increased number of requests for advice, we have formalised the procedures for handling this area of work and introduced a fee for the current service.

Which developments are within the charging scheme?

Development Control will no longer provide informal advice via the duty officer system on the types of proposal covered by the new charging regime. Development proposals that will be subject to the chargeable pre application advice scheme are the following types of development:

Category 1 - Major Development - £2,200 + VAT (£2,585)

  • provision of 25 or more dwellings
  • provision of retail, commercial and industrial floor space in excess of 2000m²
  • provision of educational, hospital, leisure and recreational floor space in excess of 2000m²

Category 2 - Major Development - £1,200 + VAT (£1,410)

  • provision of 10-24 dwellings or the provision of residential on a site of 0.5 hectares or more
  • provision of retail, commercial and industrial floor space between 1000m² - 1999m²
  • provision of educational, hospital, leisure and recreational floor space between 1000m² - 1999m²
  • mixed use developments
  • large/complex change of use applications
  • site subject of an environmental impact assessment
  • complex listed buildings applications
  • telecommunication equipment and masts applications for 10 or more sites (not including prior approval submissions)

Category 3 - Medium Development - £550 + VAT (£646)

  • provision of 1-9 dwellings
  • provision of retail, commercial  and industrial floor space between 100-999m²
  • provision of  educational, hospital, leisure and recreational floor space between 100-999m²
  • change of use applications involving floors pace between 100-999m²
  • individual telecommunication equipment and masts applications (not including prior approval submissions)
  • advertisement hoardings

All of the floor space figures set out above gross measurements.

No Charge Categories

Applications involving household extensions, improvements to access for disabled people or ones specifically related to promoting sustainable development, would not incur any charges. Note applications promoting access or sustainable development relate solely to these initiatives, such as proposed improvements to entrances of buildings or wind turbines. Other developments, which may incorporate some access improvements and/or sustainability measures in their design, but are not the main purpose of the development would not benefit from this exemption.

What this service will provide:

  • a meeting with a planning officer and written summary of advice (see procedure section)
  • information on relevant policies, guidance and the planning requirements
  • advice on estimated timescale to process applications
  • the information required to make applications valid
  • informal officer comments on the scheme
  • Section 106/Unilateral undertaking matters, including likely heads of terms and estimated costs
  • Best practice consultation methods

What this service cannot provide:

  • Any guarantee that a proposed development will receive planning permission.

There will be limits on an Officers time that can be spent providing advice and on meetings. This is described more fully in the Procedure for Developers Pre-Application Advice.

Disclaimer

Any advice given by Council officers for pre-application enquiries does not constitute a formal response or decision of the Council with regards to future planning consents. Any views or opinions expressed are given in good faith and to the best of ability without prejudice to formal consideration of any planning application, which was subject to public consultation and ultimately decided by the Council. You should therefore be aware that officers cannot give guarantees about the final form or decision that will be made on your planning or related applications.

Although the advice note will be brought to the attention of the Planning Committee or an officer acting under delegated powers, it cannot be guaranteed that it will be followed in the determination of future related planning applications and in any event circumstances may change or come to light that could alter the position. It should be noted that if there has been a material change in circumstances or new information has come to light after the date of the advice being issued then less weight may be given to the content of the Council’s pre-application advice of schemes.