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Pre-Application Advice Charges 2019/20
May 2019
1
Development
Management
Pre Application
Advice Charges
2019/20
Pre-Application Advice Charges 2019/20
May 2019
2
1. Why seek pre-application advice?
1.1 It can be very helpful to seek the Council’s advice about your planning proposals
before submitting your actual application. This might involve meeting with us or
just sending us your proposals for us to comment. This can help to overcome
potential difficulties and to make sure your application deals with all important
planning considerations. You will get an informal view on the likelihood of
obtaining planning permission, as well as guidance on the information you need
to submit with the application.
1.2 You may also find it helpful to obtain advice from an independent planning
specialist when drawing up your scheme. People who regularly prepare planning
applications have the experience and expertise that can help make sure your
scheme has the best chance of being granted consent. Spending time and effort
in preparing your scheme is more likely to result in a good quality and acceptable
development and also help us process your application more quickly.
1.3 Irrespective of the level of information you provide, we will charge for providing
advice on built developments or changes of use, including any that may be
retrospective. Please note that the fees below are in place to ensure the cost
recovery of the service and are made on a not-for-profit basis.
1.4 Our advice will be provided in good faith but it will not be any guarantee that your
application will result in a particular decision and will not be binding on the
Council in any way. It will only be applicable so long as there is no change in
policy or other circumstances relevant to the case.
1.5 Our opinion might have to change during the formal application process once the
views of neighbours, Local Councils and District Councillors have been obtained.
The final decision may also be made by the relevant Council Committee, rather
than by officers, and it is always possible that the Committee Members may
reach a different view.
1.6 Whether or not you decide to take pre-application advice does not affect your
right to submit a planning application nor to appeal should consent be refused.
2. What is a Planning Performance Agreement and what are the benefits to
entering into one
2.1 Some of our customers may find that the breadth of issues that arise as a result
of their proposal cannot be covered in the pre-application advice meeting(s). For
developers who would like to iteratively develop their proposals and evolve their
designs based on feedback, we would recommend entering into a Planning
Performance Agreement (PPA) with the Council.
2.2 A PPA is a project management tool that the Local Planning Authority (LPA) and
applicant can use to agree timescales, actions and resources for handling
particular applications.
2.3 Through a PPA we can offer a bespoke service that provides specialist support
and expertise relevant to your proposal. The cost of the service is calculated on
the basis of hourly rates of the officers and experts who provide the advice.
2.3 The benefits of using this service are:
Pre-Application Advice Charges 2019/20
May 2019
3
• Certainty of timescales for reaching a decision and a specific committee date
to work towards;
• A project managed application process that includes a range of professionals
involved in the determination of your application;
• The opportunity to discuss changes to proposals as they arise;
• The cost of pre-application advice, and resident engagement is included;
• Access to officers and consultees to enable constructive discussion on
planning applications;
• Named officer contact.
3.0 How the schemes work
3.1 In all cases we will expect applicants to provide as much information as possible
about the site upon submission. You will need to be clear about what you
propose in order to help us decide who else should be consulted.
3.2 As a minimum, we will require:
• a description and summary of the proposals;
• a site location plan and stated site area; and
• your contact details.
3.3 Wherever possible we would recommend the applicant provides the following:
• photographs and drawings of the site and the proposals
• any supporting documents, surveys, statements etc.
3.4 The issues, depending on the information you provide, are likely to include:
• The planning history of the site;
• If there are any constraints on the site. For example, is the building listed; is
the development site in a conservation area; is there a flood risk; are there
any national or local designations etc.;
• Government advice;
• Relevant adopted and Local Plan Submission Version (2017) policies;
• The design;
• Amenity impact;
• Possible obligations on you as the developer. For example, the provision of
infrastructure, affordable housing or contributions to service provision; and
• Necessary practical measures. For example, dealing with possible
contamination.
3.5 The table below sets out how we will approach the provision of pre-application
advice to applicants.
Scheme Category How we will provide advice
Schemes of up to 49 dwellings, 4,999
square metres of commercial
• Written advice on the basis of
submitted documents.
Pre-Application Advice Charges 2019/20
May 2019
4
development or change of use, or works
to a site up to 2 hectares in area
• If we consider a meeting is required,
it will usually be held at the Civic
Offices in Epping and will be charged
at an additional fee. Advice will be
given on whether or not the scheme
needs to be considered by the
Development Management Forum
and/or Quality Review Panel.
• Whilst consultation will be
undertaken with key consultees it is
unlikely that any other officers would
attend the meeting except at the
discretion of the allocated Planning
Officer.
• If further meetings are deemed to be
necessary by the Planning Officer
then these would be charged at an
additional fee.
Schemes of more than 50 dwellings or
5,000 square metres of commercial
development or change of use
• A PPA will generally be the preferred
mechanism for providing advice
• A Lead Officer will be assigned the
case.
• Other officer involvement will be
agreed subject to the
negotiations/details of the PPA
• The number and timescale of
meetings will be discussed and
agreed between the Lead Officer
and the applicant.
• This will enable a more tailored and
bespoke service to be provided for
larger schemes and ensure that full
cost recovery is achieved.
• Schemes to be considered at a
Development Management Forum
and Quality Review Panel prior to
submission of an application (note
additional charges for these
elements)
3.6 In all cases we will provide a written summary of our advice. The timescale of
this advice will vary and depend on the complexity of the proposal and our own
consultation process. Once we have given you a written response, no further
advice will be given unless we are presented with revisions to your proposal and
thereafter advice will be charged an additional fee to be invoiced at the rate of
£120 per hour, plus VAT.
Pre-Application Advice Charges 2019/20
May 2019
5
3.7 For PPAs, a project management framework and timetable for progressing and
delivering development on a site will be produced. The Agreement is intended to
improve the quality and efficiency of the planning process and records all Parties
commitments to an agreed timetable, which would include key milestones that
clearly identify the level of resources and actions that are required and ensure
that all key planning issues are properly considered and resolved at the earliest
possible stage. The PPA approach is therefore strongly recommended for
complex major planning applications.
3.8 Where a Planning Performance Agreement is not utilised, the Council will still
negotiate and agree with the applicant a suitable pre-application approach that
allows for multiple meetings, additional officer time, and further work than would
be covered by the broad fees stated in the table above. This will be agreed in
writing with the allocated Lead Officer prior to any significant assessment taking
place on a submission and would be based on the standard Officer fee of £120
per hour, plus VAT.
4.0 Development Management Forum
4.1 The Council holds Development Management Forums to facilitate the discussion
of large-scale or contentious development proposals. Generally the Council will
expect schemes of more than 50 homes or 5,000 square metres of
commercial/other floorspace to be the subject of such discussions. Its purpose is
to allow participants to raise issues of concern and obtain answers to questions
about the particular proposal. Wherever possible this will be prior to the review of
a development proposal by the Quality Review Panel and the submission of a
formal application.
4.2 Forum meetings will occur mostly at the pre-application stage to allow early
discussion by Councillors and members of the public on planning issues related
to these proposals and to explore the scope for amendments and agreement
between all parties in a positive and constructive way prior to the later decision
being made at the District Development Management Committee. They do not
remove the opportunity for objectors, supporters and applicants to submit
representations once an application is submitted or address the Committee
when an application is to be determined.
4.3 Applicants will be expected to arrange for leaflets to be distributed to the local
community (as agreed with the Council) and to pay a fee of £2,700 for officer
preparation, attendance and write up of the meeting together with any
associated costs such as hire of a suitable venue.
5.0 Quality Review Panel (QRP)
5.1 In general, the Council will expect the design of schemes of more than 50 homes
or 5,000 square metres of commercial/other floorspace or contentious
developments to be informed by an independent review by the QRP. This will
also include the production of Strategic Masterplans, Concept Frameworks,
Design Codes. Other smaller schemes which are complex or contentious may
also be appropriate for review.
5.2 The Quality Review Panel has been established to support Epping Forest District
Council in achieving high quality, innovative and sustainable placemaking. The
Pre-Application Advice Charges 2019/20
May 2019
6
panel provides independent and objective advice during the policy development,
planning application and delivery programme.
5.3 The panel supports the Council by advising on masterplans, pre-application
development proposals, and planning applications. It is encouraged that
schemes are referred to the panel at an early stage in the design process to
identify and test the proposed design’s key assumptions and since advice is
likely to be most effective before a scheme becomes too fixed.
5.4 Early engagement with the panel should reduce the risk of delay at application
stage by supporting the development of schemes of a high quality. The Council
may however also request a review once an application is submitted.
5.5 The Quality Review Panel charges are reviewed every two years; from 1
January 2018 to 1 January 2020. Current charges are:
QRP Review Stage Cost
First formal review
£5,500 + VAT
Second formal review
£4,000 + VAT
Chair's review
£2,500 + VAT
Surgery review
£1,300 + VAT
5.6 The Quality Review Panel is an independent and impartial service provided to
the District Council by Frame Projects, an external consultancy. As such the
above fees for the Quality Review Panel are not included within the pre-
application charges and are not paid to the Council. This Panel is an external
service and fees are paid by the applicant to Frame Projects for delivering this
service. A charge for Council officer input to the Quality Review Panel will also
be made of £1,000.
6. Charges
6.1 To provide pre-application advice, the Council will charge the following fees:
Pre-Application Category
Advice Format
Minor development schemes of 1 - 2
new or replacement residential units
Written advice
£300.00 plus VAT
Meetings All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional chargeable
2 hours of
preparation time (total
preparation time for
all officers attending)
Creation of commercial development or
changes of use up to 100 square metres
Written advice
£300.00 plus VAT
Meetings All meetings and site
visits will be charged
at £120 per
hour per officer, with
an additional
Pre-Application Advice Charges 2019/20
May 2019
7
Pre-Application Category
Advice Format
chargeable 2 hours of
preparation time (total
preparation time for
all officers attending)
Minor development schemes of 3 - 9
new residential units
Written advice
£840.00 plus VAT
Meetings All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional chargeable
2 hours of
preparation time (total
preparation time for
all officers attending)
Creation of commercial development or
changes of use between 100 - 999
square metres
Written advice
£840.00 plus VAT
Meetings
All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional chargeable
2 hours of
preparation time (total
preparation time for
all officers attending)
Changes of use of land or earth
movement on land under 1 hectares
Written advice
£840.00 plus VAT
Meetings All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional chargeable
2 hours of
preparation time (total
preparation time for
all officers attending)
Major development schemes of 10 - 19
new residential units
Written advice
£1,800.00 plus VAT
Meetings All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional 7.5 hours
of preparation time
(total preparation time
for all officers
attending)
Pre-Application Advice Charges 2019/20
May 2019
8
Pre-Application Category
Advice Format
Creation of commercial development or
changes of use between 1,000-2,499
square metres
Written advice
Meetings
£1,800.00 plus VAT
All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional 7.5 hours
of preparation time
(total preparation time
for all officers
attending)
Changes of use of land or earth
movement on land more than 1 hectare
but under 2 hectares
Written advice
Meetings
£1,800.00 plus VAT
All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional 7.5 hours
of preparation time
(total preparation time
for all officers
attending)
Major development schemes of 20 - 49
new residential units
Written advice
£3,600.00 plus VAT
Meetings All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional 10 hours of
preparation time (total
preparation time for
all officers attending)
Where applicable
– consideration
by Development
Management
Forum and
Quality Review
Panel
QRP and
Development
Management Forum
charges as set out
above.
Creation of commercial development or
changes of use between 2,500-4,999
square metres,
Written advice
£3,600.00 plus VAT
Meetings
All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional 10 hours of
preparation time
(total preparation time
Pre-Application Advice Charges 2019/20
May 2019
9
Pre-Application Category
Advice Format
for all officers
attending)
Where applicable
– consideration
by Development
Management
Forum and
Quality Review
Panel
QRP and
Development
Management Forum
charges as set out
above.
Changes of use of land or earth
movement on land 2 hectares or more
Written advice
£3,600.00 plus VAT
Meetings All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional 10 hours of
preparation time (total
preparation time for
all officers attending)
Major development schemes of 50 and
over new residential units
Written advice
Nature and form
of meetings by
negotiation
By negotiation or as
agreed by way of a
Planning
Performance
Agreement.
Creation of commercial development or
changes of use of 5,000 square metres
floorspace and over
Written advice
Nature and form
of meetings by
negotiation
By negotiation or as
agreed by way of a
Planning
Performance
Agreement
All other cases, including householder
additions, adverts, and other commercial
development alterations
Written advice
£80.00 plus VAT
Meetings
All meetings and site
visits will be charged
at £120 per hour per
officer, with an
additional chargeable
2 hours of
preparation time (total
preparation time for
all officers attending)
All other cases, including householder
additions, adverts, and other commercial
development alterations, which involve
works to a statutory Listed Building
Written advice
Meetings
£120.00 plus VAT
All meetings and
site visits will be
charged at £120 per
hour per officer, with
Pre-Application Category Advice Format Cost
an additional
chargeable 2 hours of
preparation time (total
preparation time for
all officers attending)
6.2 Please note our pre-application advice will not cover all planning related issues:
• Essex County Council charge separately to EFDC in respect of advice about
highways access/traffic issues, surface water urban drainage (SuDS) on
Major Developments as defined above, education and community
infrastructure and archaeology.
• Environment Agency provides separate advice on flooding related issues.
6.3 Depending upon the nature and scale of the scheme, it may be possible to
incorporate Essex County Council as a signatory to the PPA. This will be agreed
on a case by case basis.
7.0 Other planning advice available
7.1 We now provide much more information and documents online at
www.eppingforestdc.gov.uk . Examples include:
• Our current Local Plan with all planning policies and progress towards a new
Local Plan.
• The Epping Forest District Local Plan (Submission Version) 2017 and the
associated evidence base
• Advice when planning permission is needed.
• Information about the planning history of sites.
• Real time updates on the progress of current applications.
• The Council’s local validation requirements.
• Conservation and Heritage Advice
8.0 Application for Building Regulations Approval
8.1 Should you gain planning permission for your development, please contact our
Building Control section to make an application and complete the process before
work commences, on 01992 564141
9.0 Next Steps
9.1 To request pre-application advice, please complete the form below and e-mail us
at contactplanning@eppingforestdc.gov.uk
9.2 Your payment must be made upon submission by cheque, banker’s draft made
payable to Epping Forest District Council or alternatively, by debit or credit card
ringing either of the following two numbers: 01992 564476 or 01992 564584
between 9:00am and 5:00pm, Monday to Friday. We will need to be satisfied
that your payment has cleared before we can meet you or provide a written
response.
Request for Pre-Application Planning Advice
Please fill in as much of this form as possible
1. Applicant Details
2. Agent Details
Name
Address
Including
Post Code
Te
l No
Email
Name
Address
Including
Post Code
Te
l No
Email
2. The Site
Full address or location of the site
Please Note that a location plan showing the site outlined in red is required. See section 5 below.
3. The Proposal
Full description of proposed development
4. Preliminary Discussions
if you have previous discussions or correspondence with the Council regarding this proposal please provide details of the
officer and any reference number quoted by the Council.
Officer
Date
Ref if applicable
Planning Applications
Epping Forest District Council
Civic Offices
High Street
Epping
Essex CM16 4BZ
Tel: 01992 564000
contactdc@eppingforestdc.gov.uk
www.eppingforestdc.gov.uk
Site Area (Hectares)
Residential
Number of Dwellings Proposed
Site Dimensions (Metres)
Gross internal Floor
Area (SQ Metres)
5. List of Plans, Drawings and Information
Please provide as much information as possible. Providing more information will enable more detailed advice to be
offered. Existing and proposed plans are helpful.
L
ocation Plan (e.g. 1:1250 scale) with site edged red Block Plan
Elevations / Alterations Statement as relevant
P
hotographs of the site
6. Type of Development
Major development schemes of 50 and over new residential units, or the creation of commercial
development or changes of use of 5,000 square metres floorspace and over. = By negotiation or as agreed by
way of a Planning Performance Agreement
Major development schemes of 20 - 49 new residential units, or the creation of commercial development or
changes of use between 2,500-4,999 square metres, or changes of use of land or earth movement on land 2
hectares or more = £3,600.00 plus of VAT at 20%
Major development schemes of 10 - 19 new residential units, or the creation of commercial development or
changes of use between 1,000-2,499 square metres, or changes of use of land or earth movement on land
more than 1 hectare but under 2 hectares = £1,800.00 plus of VAT at 20%
Minor development schemes of 3 - 9 new residential units, or the creation of commercial development or
changes of use between 100 - 999 square metres or changes of use of land or earth movement on land under
1 hectares = £840.00 plus of VAT at 20%
Minor development schemes of 1 - 2 new or replacement residential unit or the creation of commercial
development or changes of use up to 100 square metres
= £300.00 plus of VAT at 20%
All other cases, including householder additions, adverts, other commercial developments
alterations =
=
£80.00 plus of VAT at 20% unless it involves works to a statutory Listed Building
£120.00 plus of VAT
Please tick here it a meeting is required. A separate meeting fee will be calculated in accordance with the pre-
application charging schedule on receipt & review of documents.
Your payment must be made in advance by cheque, banker’s draft made payable to Epping Forest District Council or alternatively, by
debit or credit card by ringing either of the following two numbers:
01992 564476 or 01992 564436 between 9:00am and 5:00pm, Monday to Friday.
We will need to be satisfied that your payment has cleared before we can arrange a meeting or provide a written response.
7. Freedom of Information Act
The Council is unable to keep queries confidential in the majority of cases due to the Freedom of Information
Act.
8. Signature
I confirm that the above information is correct.
Si
gned………………………………………………………………………. Date……………………………………………………….
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