Charges for pre application advice

Town and country Planning act 1990 (as amended)

Planning and compulsory Purchase act 2004
Local Government Act 2003

Under the provisions of the Local Government Act 2003 from 1st April 2007 London Borough of Enfield will be charging for pre-application advice on certain types of development.

Why are we introducing this service?

The Council welcomes and encourages discussion before a developer submits an application for a development of a major or complex schemes

In order that the council can provide this service to a consistent and high standard the council has decided that the substantial cost of providing this service should be recovered directly and not fall as a general cost to the council taxpayer. The current statutory planning fees do not cover the cost of pre-application advice.

The council considers pre-application discussions are primarily of benefit to the applicant by identifying the planning issues and requirements at the earliest possible stage and speeding up the development process. The process can help to minimise the applicants subsequent planning application cost and avoid abortive applications. Pre-application discussions will provide greater certainty for applicants and developers and increased likelihood of the subsequent application being determined within the 13 week target period.

What kind of applications will benefit from the service?

The service is initially aimed at Major applications and complex proposals. These are defined as being proposals for:

Category ‘A’ proposals
Large Scale, Complex Development
• 25 or more residential units
• Any development of 2000 sq metres or more of floor space

Category ‘B’ Proposals
Other Major Development
• Provision of 10-24 dwelling units
• Any development of 1000sq metres – 2000 sq metres of floor space
• Development involving a site of 0.5ha and over

Complex Proposals
• Development requiring an EIA
• Planning proposals, which are, associated with complex heritage listed building or conservation issues
• Significant transport infrastructure proposals

Note: EIA (Environmental Impact Assessment) refers to development proposals, which fall under the provisions of categories 1 and 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999

Exemptions

The charging scheme will not apply to discussions in connection with very small business premises, and related advertisement proposals or very minor schemes or householder schemes, certificates of lawfulness, enforcement or advice to any local resident affected by a development. Such advice at this time will continue to be provided free of charge.

What will the charge be?

The standard charges are:
• Category A proposals £2585 (Including VAT)
• Category B proposals £1410 (Including VAT)

The fee includes any amount of time taken on a case by a planning officer from the investigation stage to the actual meeting and the final written comment. The fee also covers the time of any specialist officer at the meeting and their contribution to the final written advice. For very large-scale proposals with highly complex or where significant alterations to a scheme are needed, there may need to be a series of meetings before a formal application is submitted. In this case we will make a further charge as follows:

• Follow-up meeting - Category A proposals £1290
• Follow-up meeting - Category B proposals £700

We will advise on the extra costs before any further meetings are arranged.

Scope for discussion

The matters suitable for discussion could include:

• Information on the relevant policies and other planning requirements.
• Provision of advice regarding the procedure, consultation, and estimated timescale in the processing of the application.
• The required information for making a valid application.
• Indication of the likely Section 106 agreement requirements and contributions by the developer such as levels of affordable housing or highways and education payments. Also outline the process we use to agree it.
• Informal and without prejudice comments and guidance on the content, construction and presentation of an application likely to satisfy the Council’s planning policies.

Information required for pre-application discussion

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 and schedule of proposed uses.
• A letter giving supporting information/ brief of the development.
• A site location plan (scale 1:1250).
• Photographs and sketch drawings showing the site, buildings and trees as existing together with the schedule of uses.
• Outline of proposal (on plans scale 1:200).
• Draft drawings including floor plans and showing height/ scale of development.
• For larger sites other information may be required including potentially EIA related information.

Standard of Service

If you have a proposal which is likely to be subject to a charge you should initially make your request in writing to the Enfield Development Control service at:

The Development Control Service
London Borough of Enfield
The Civic Centre
Enfield EN1 3XD

Or download a form from Enfield Website:

Request for Pre-application Meeting Form

Alternatively you make an appointment by contacting the relevant area-planning manager:

North team area manager: David Snell on 020 8379 3838
South team area manager: Andy Higham on 020 8379 3848
or contact them by e-mail at: Development.control@enfield.gov.uk

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 appropriate form will be sent to you upon receipt of any enquiry or can be downloaded from the planning website.

Within 10 days of receiving a request for a meeting or submission of pre-application proposals, the service will contact you either by phone or in writing to confirm:

• That your proposal requires a pre-application advice fee. The service has the right to decline a request for pre-application where it is not considered either appropriate or necessary.
• Any additional information that is required before pre-application advice is offered.
• The name of the planning case officer who will be handling your enquiry and contact details.

Subject to the availability of all the required information, the case officer will contact you within 14 days to arrange a meeting. The meeting will be held at Enfield Civic Centre. Following the meeting you will receive a detailed advice letter outlining the major planning issues, constraints and requirements, which have been agreed by senior management.

Payment of Charges

• The standard fee (£2585 for category A and £1410 for category B) must be paid prior to the first meeting.
• Cheques and postal orders should be made payable to the London Borough of Enfield.

Please Note:

Any advice given by Council officers for pre-application Inquiries 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 the formal consideration of any planning application, which will be subject to public consultation and ultimately decided by the Council.

You should be aware that officers cannot give guarantees about the final formal decision that will be made on your planning or related applications. However, the advice note will be considered by the Council as a material consideration in the determination of the future planning related applications, subject to the proviso that circumstances and information may change or come to light that could alter the position.

It should be noted that little or no weight will be given to the content of the Council’s pre-applications advice for schemes submitted more than 3 years after the date of the advice being issued.

Speed in progress: for formal planning application submissions

The Service will seek to process all applications with the DCLG prescribed period. However, it is highly likely that applications submitted following a pre-application discussion will typically progress faster, particularly where the proposals have taken on board the issues raised in the written note.

Julian Jackson
Head of Development Management
London Borough of Enfield Tel: 020 8379 3857

This document was last updated on 2008-04-22 08:16:55 published by the Planning team. Document Reference:LBE_128365

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The Council welcomes and encourages discussion before a developer submits an application for a development of a major or complex schemes In order that the council can provide this service to a consistent and high standard the council has decided that the substantial cost of providing this service should be recovered directly and not fall as a general cost to the council taxpayer. The current statutory planning fees do not cover the cost of pre-application advice. The council considers pre-application discussions are primarily of benefit to the applicant by identifying the planning issues and requirements at the earliest possible stage and speeding up the development process. The process can help to minimise the applicants subsequent planning application cost and avoid abortive applications. Pre-application discussions will provide greater certainty for applicants and developers and increased likelihood of the subsequent application being determined within the 13 week target period. What kind of applications will benefit from the service? The service is initially aimed at Major applications and complex proposals. These are defined as being proposals for: Category ‘A’ proposals Large Scale, Complex Development • 25 or more residential units • Any development of 2000 sq metres or more of floor space Category ‘B’ Proposals Other Major Development • Provision of 10-24 dwelling units • Any development of 1000sq metres – 2000 sq metres of floor space • Development involving a site of 0.5ha and over Complex Proposals • Development requiring an EIA • Planning proposals, which are, associated with complex heritage listed building or conservation issues • Significant transport infrastructure proposals Note: EIA (Environmental Impact Assessment) refers to development proposals, which fall under the provisions of categories 1 and 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999 Exemptions The charging scheme will not apply to discussions in connection with very small business premises, and related advertisement proposals or very minor schemes or householder schemes, certificates of lawfulness, enforcement or advice to any local resident affected by a development. Such advice at this time will continue to be provided free of charge. What will the charge be? The standard charges are: • Category A proposals £2585 (Including VAT) • Category B proposals £1410 (Including VAT) The fee includes any amount of time taken on a case by a planning officer from the investigation stage to the actual meeting and the final written comment. The fee also covers the time of any specialist officer at the meeting and their contribution to the final written advice. For very large-scale proposals with highly complex or where significant alterations to a scheme are needed, there may need to be a series of meetings before a formal application is submitted. In this case we will make a further charge as follows: • Follow-up meeting - Category A proposals £1290 • Follow-up meeting - Category B proposals £700 We will advise on the extra costs before any further meetings are arranged. Scope for discussion The matters suitable for discussion could include: • Information on the relevant policies and other planning requirements. • Provision of advice regarding the procedure, consultation, and estimated timescale in the processing of the application. • The required information for making a valid application. • Indication of the likely Section 106 agreement requirements and contributions by the developer such as levels of affordable housing or highways and education payments. Also outline the process we use to agree it. • Informal and without prejudice comments and guidance on the content, construction and presentation of an application likely to satisfy the Council’s planning policies. Information required for pre-application discussion 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 and schedule of proposed uses. • A letter giving supporting information/ brief of the development. • A site location plan (scale 1:1250). • Photographs and sketch drawings showing the site, buildings and trees as existing together with the schedule of uses. • Outline of proposal (on plans scale 1:200). • Draft drawings including floor plans and showing height/ scale of development. • For larger sites other information may be required including potentially EIA related information. Standard of Service If you have a proposal which is likely to be subject to a charge you should initially make your request in writing to the Enfield Development Control service at: The Development Control Service London Borough of Enfield The Civic Centre Enfield EN1 3XD Or download a form from Enfield Website: Request for Pre-application Meeting Form Alternatively you make an appointment by contacting the relevant area-planning manager: North team area manager: David Snell on 020 8379 3838 South team area manager: Andy Higham on 020 8379 3848 or contact them by e-mail at: Development.control@enfield.gov.uk 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 appropriate form will be sent to you upon receipt of any enquiry or can be downloaded from the planning website. Within 10 days of receiving a request for a meeting or submission of pre-application proposals, the service will contact you either by phone or in writing to confirm: • That your proposal requires a pre-application advice fee. The service has the right to decline a request for pre-application where it is not considered either appropriate or necessary. • Any additional information that is required before pre-application advice is offered. • The name of the planning case officer who will be handling your enquiry and contact details. Subject to the availability of all the required information, the case officer will contact you within 14 days to arrange a meeting. The meeting will be held at Enfield Civic Centre. Following the meeting you will receive a detailed advice letter outlining the major planning issues, constraints and requirements, which have been agreed by senior management. Payment of Charges • The standard fee (£2585 for category A and £1410 for category B) must be paid prior to the first meeting. • Cheques and postal orders should be made payable to the London Borough of Enfield. Please Note: Any advice given by Council officers for pre-application Inquiries 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 the formal consideration of any planning application, which will be subject to public consultation and ultimately decided by the Council. You should be aware that officers cannot give guarantees about the final formal decision that will be made on your planning or related applications. However, the advice note will be considered by the Council as a material consideration in the determination of the future planning related applications, subject to the proviso that circumstances and information may change or come to light that could alter the position. It should be noted that little or no weight will be given to the content of the Council’s pre-applications advice for schemes submitted more than 3 years after the date of the advice being issued. Speed in progress: for formal planning application submissions The Service will seek to process all applications with the DCLG prescribed period. However, it is highly likely that applications submitted following a pre-application discussion will typically progress faster, particularly where the proposals have taken on board the issues raised in the written note. Julian Jackson Head of Development Management London Borough of Enfield Tel: 020 8379 3857 This document was last updated on 2008-04-22 08:16:55 published by the Planning team. Document Reference:LBE_128365
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