From the 4 April 2011 the Council will be introducing charges for pre-application advice in the Development Management section in accordance with Section 93 of the Local Government Act 2003.
Whilst there is no legal requirement for Local Planning Authorities to undertake pre-application discussions it is widely accepted that offering pre-application advice is good practice. As a service we welcome and encourage discussions before a developer or applicant submits an application.
Pre-application advice will generally give more certainty at an early stage and help resolve issues so that speedier decisions can be made. It allows the early identification of key issues and contributes towards both quality outcomes and the avoidance of delays in the formal submission process.
Such an approach should lead to a reduction in the number of planning applications that are invalid when we receive them. It should also lead to a reduction in the number of planning applications that are refused or withdrawn because the development is unacceptable. Pre-application discussions should also help to avoid the need for significant revisions to a scheme once an application has been submitted.
A pre-application service was originally offered by the Development Management section. To date this service had been free despite the amount of time Officers spend on responding to requests for advice. (Please note that the current statutory planning fees do not cover the cost of pre-application planning advice).
In order to help the Council recover the cost of this service, charges are to be introduced from April 4 2011.
The Duty Planning Service will remain as a free service to provide general planning advice for householders in the Council’s reception and on the telephone, but please note that this will be for small scale developments only. This service will continue to operate between 9am and 5pm Monday to Thursday and between 9am and 4.30pm on Fridays. No appointment is necessary but enquiries are limited to a maximum of 15 minutes. No site visits or written responses will be available from this service.
Fees
| Type of development | Fee |
|
Large scale, complex major developments
25 or more residential units or where the site area excees 1ha.
2000 sqm or more commercial floor space.
Mixed use development son a site exceeding 1ha
Development requiring an EIA
| £1,500 |
|
Other major developments
Provision of 10 up to 24 dwelling units or where the site area is 0.5 - 1ha
Provision of 1000sqm - 2000sqm of commercial floor space
Mixed use developments on a site 0.5 - 1ha
Change of use of buildings on land exceeding 1000sqm (gross)
| £750 |
| Minor Development
Provision of 1-9 dwellings
Change of use of buildings with a floorspace up to 1000sqm
Provision of commercial floorspace up to 1000sqm
| £120 |
| Householder
Domestic extensions, conservatories etc and alterations to residential properties
| £50 |
| Specialist Advice
Works to listed buildings
Developments affecting a conservation area
| £100 |
| Permitted development enquiries
Requests as to whether a proposal requires an application for planning permission or is 'permitted development'
| 50% of the
normal planning
fee
|
Information required for pre- application advice
The Council will require sufficient information to be provided to enable a quality advice service to be provided. This includes:-
- A description of the proposed development.
- A site location plan (scale 1:1250).
- Photographs and sketch drawings showing the site, buildings and any landscaping/trees existing, together with details of the use.
- A layout plan of proposals (on plans scale 1:200).
- Drawings identifying the height/scale of development.
- Design and access statement (other than for householder applications).
- Heads of Terms for S106 agreement. For larger sites other information may be required.
How to obtain pre-application advice
If you have a proposal which is likely to be subject to a charge you should initially make your request in writing to planning@stevenage.gov.uk, download a form, or you can also write to us.
As well as the information mentioned above, you are required to confirm in writing that you would be willing to meet the necessary cost associated with the pre-application advice. The standard fee must be paid at the time of the submission.
The Council will not vary fees where stipulated in this Guidance Note. The fees are applicable to the current financial year. Cheques should be made payable to Stevenage Borough Council. Payment can also be accepted by credit or debit card.