Trafford consults on charges for pre-application advice

Under the proposals the Council will charge developers on a sliding scale from £375 to £1,750 for advice, depending on the size and location of the development. Advice would no longer be available for householder developments, the consultation said.

The highest charge to be levied for pre-application advice under the proposals will be for buildings that comprise upwards of 10,000 square metres of floorspace, or have a site area of 2 hectares or more and include town centre development.

For residential developments the proposed charges for pre-application planning advice will be £1,500 for developments comprising 100 dwellings or more, £1,200 for 10 to 99 dwellings and £525 for one to nine dwellings.

For mixed use and commercial, industrial and leisure uses, the charges levied under the proposals set out in the consultation document (2-page / 14KB PDF) are set on a sliding scale dependent on the area of land the development comprises and the location of the development.

The smallest charge levied under the proposals would be £375, which covers pre application advice for commercial, industrial or leisure buildings comprising less that 1,000 square metres of internal floorspace or a site area that covers less than one hectare.

For developments that are associated with waste, mineral extraction or energy production, the consultation proposes a £600 charge to be levied for pre application advice where the development comprises less than 1,000 square metres of floorspace or covers less than one hectare of land.

There is no charge proposed for advice relating to listed buildings, providing the development is not associated with a category listed elsewhere in the consultation document and there is no charge for advice relating to extensions and alterations to a disabled person's dwelling house to meet their needs.

The Council's consultation document recognises that the "hallmark of a good quality planning service" is that which provides good pre-application advice, however as a result of reduced expenditure and resourcing difficulties, the consultation proposes to cease advice that it gives to householder developments altogether

In the absence of pre-application advice to householder developments, the Council proposes to develop its planning website to provide an improved 'self-help' information resource, or an application can still be submitted for "a certificate of lawful development", for which the current fee is £75.

"By building a relationship with developers early in the process and offering advice, the council can help iron out difficulties which if not dealt with may delay the planning process later," said Mike Cornes, an executive councillor. "We can advise them who they need to consult with and where necessary can point out elements of their plans which may not be suitable for the granting of planning permission."