New charges for pre-application planning advice service for local developments

The Highland Council is to introduce a new charging scheme for its pre-application planning advice service for local developments from Monday 18 May 2015

The advice service has operated successfully for a number of years and provides customers with greater certainty on the likely outcome of, and key issues that need to be addressed within a future application for planning permission. 

It also provides advice on proposals where an application for planning permission would be unlikely to be supported by the Council, without the need for a formal planning application.

In order to support the continued delivery of this service, a new charging scheme is being introduced from Monday 18 May 2015.  This was agreed by The Highland Council when the Council’s budget was set in December 2014. 

The scale of charges is based on a proportion of the relevant planning application fee.  Customers using the service will continue to receive a written pre-application report, detailing the relevant policies against which an application for planning permission would be assessed, as well as identification of other relevant considerations that will need to be addressed. 

Schedule of Fees for Pre-Application Advice for Local Developments (2015)

PROPOSAL

FEES

Permitted Development Enquiries

No fee

NB. If you require legally-binding confirmation that a domestic development (either existing or proposed) falls within permitted development right thresholds, you should make an application for a Certificate of Lawfulness (Existing/Proposed Use).

Householder Development

No fee

Exception: Any proposal to alter, extend or modify a dwelling or flat in order to generate an additional residential unit will be charged at the '1 house rate’; for two addition units at the ‘2 house rate’ and so on as detailed below.

Houses, Flats and Self-Contained Dwellings

Up to a maximum of 49 units

20% of Planning Application Fee, subject to a maximum of £800.

E.g. For a single house £80.20, for five houses £401.00, for ten houses £800 and for 49 houses £800.

NB. Any development proposal in excess of 49 units, or where the site area exceeds 2ha, falls within the remit of our separate Major Developments Pre-Application Advice Service.

Minerals enquires

20% of Planning Application Fee, subject to a maximum of £800.

NB. Any development proposal with a site area in excess of 2ha is classed as a major development and therefore falls within the remit of our separate Major Developments Pre-Application Advice Service.

Non-Domestic Renewable Proposals

Up to 2MW

20% of Planning Application Fee, subject to a maximum of £200.

Non-Domestic Renewable Proposals

2MW to 10MW

20% of Planning Application Fee, subject to a maximum of £600.

Non-Domestic Renewable Proposals

10MW to 20MW

20% of Planning Application Fee, subject to a maximum of £800.

NB. Any development with a site area in excess of 2ha, or will generate more than 20MW of electricity, is classed as a major development and therefore falls within the remit of our separate Major Developments Pre-Application Advice Service.

Single Change of Use Proposals

20% of Planning Application Fee

Applicable where a proposal entails a single change of use of land, a building or structure.

Mixed Change of Use Proposals

20% of Planning Application Fee, subject to a maximum of £800.

Applicable where a proposal entails more than one change of use to land or a building or structure.

Business & General Industry, Storage and Distribution

20% of Planning Application Fee, subject to a maximum of £800.

NB. Any development proposal where the site areas is in excess of 2ha., or where  the gross floor space of any building, structure or erection constructed as a result of such development is or exceeds 10,000 square metres, is classed as a major development and therefore falls within the remit of our separate Major Developments Pre-Application Advice Service.

Marine Fish Farm Development

20% of Planning Application Fee, subject to a maximum of £800.

Surface area of water covered is less than 2 ha.

Agricultural or Forestry Development

20% of Prior Notification Application Fee for prior notifications

20% of Planning Application Fee, subject to a maximum of £800. Where there is no planning application fee, a 20% of prior notification fee will be levied.

Other Development

20% of Planning Application Fee, subject to a maximum of £800.

NB. Any development proposal where the site areas is in excess of 2ha., or where  the gross floor space of any building, structure or erection constructed as a result of such development is or exceeds 5,000 square metres, is classed as a major development and therefore falls within the remit of our separate Major Developments Pre-Application Advice Service.

Major Development

Development proposals which fall within the category of 'Major Development' (see Appendix 1) are dealt with via our separate Major Developments Pre-Application Advice Service.

Listed Buildings

No Fee

NB. Where planning permission is also required, a fee will be charged as per the relevant category.

Demolition in a Conservation Area

No Fee

NB. Where planning permission is also required, a fee will be charged as per the relevant category.

Hazardous Substances Consent

No Fee

NB. Where planning permission is also required, a fee will be charged as per the relevant category.

Works to Trees in a TPO/Conservation Area

No Fee

Advertisement Consent

No Fee

NB. Where planning permission is also required, a fee will be charged as per the relevant category.

Miscellaneous Exemptions

No Fee will apply to the following:

§ Brief non-specific or general pre-application advice which can be given over the phone or in person;

§ Works or alterations to improve access, safety, health or comfort for a disabled person at their home;

§ Enquires by charities, Community Councils or constituted non-for-profit community groups or organisations; and

§ Enquiries relating to properties where permitted development rights have been removed either by condition or an Article 4 Direction.

11 May 2015
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