pre application and advice guidance note & charging schedule · epsom & ewell borough...

Pre-Application and advice guidance note &

charging schedule Adopted 1 April 2019

www.epsom-ewell.gov.uk

Welcome Epsom and Ewell lies on the boundary between Greater London and Surrey with a combination of truly

beautiful countryside, exceptional racing heritage and an urban area ready for exciting and creative

redevelopment. With a forward thinking Council, excellent transport links and an energetic and increasingly

skilled workforce, the borough of Epsom and Ewell is well placed to accommodate development and the

growth needed in the South East.

Epsom & Ewell Borough Council’s Planning Team provides Pre-Application advice for anyone considering

new development within the borough that may require planning permission or a related consent. This ser-

vice

provides professional planning advice to applicants before a planning application is submitted.

The Planning Team are committed to delivering positive planning advice which will assist to improve

schemes, to provide clarity as to elements of proposed schemes which are supported, and to give detail

regarding the information needed at application stage.

The Pre-Application service is subject to a fee proportionate to the development proposed and the level of

service offered.

This Pre-Application advice guidance note & charging schedule outlines the importance of Pre-Application

discussions, provides details of the Pre-Application products offered (and their associated charge) as well

as providing advice on how to request formal Pre-Application advice from the Council.

In addition, this document sets out guidance and information around Planning Performance Agreements

(PPAs) and how the Council works with developers through this service.

Planning Team

Epsom & Ewell Borough Council

Importance of Pre-Application

discussions In accordance with the National Planning Policy Framework, the Planning Team at Epsom & Ewell Borough Council

place a great emphasis on early engagement and aim to work with applicants in a positive and pro-active way.

Development proposals of any size can raise a number of complex issues and the Planning Team seeks to assist

residents and developers through the planning process in order to deliver high quality schemes.

The Planning Team considers Pre-Application advice as an important tool in achieving this and as such, strongly

encourage Pre-Application discussions before the submission of a planning application.

Pre-Application discussions offer particular benefits, including:

More certainty at an earlier stage in the process by front-loading discussions regarding key issues;

Assessment of development proposals by officers, senior managers and technical officers at an early stage in the

process;

The opportunity to steer projects in the right form that will be attractive to the community and acceptable to the Local Planning Authority;

Discussions regarding potential planning conditions and S106/CIL costs;

Clarifying the documents that need to be submitted with a planning application to ensure it is valid upon receipt;

Reducing the likelihood of amended plans being required once an application is submitted;

Reducing the risk of abortive work and associated delays and costs;

A reduction in the number of planning applications that are refused or withdrawn because the development is

unacceptable; and

Speedier planning decisions once an application is submitted.

By charging for Pre-Application advice, the Planning Team are able to allocate more resources to this important

early stage of the planning process.

For major and large or complicated minor planning applications, the Planning Team also like to agree a Planning

Performance Agreement (PPA) with the applicant to agree a timetable for progressing a development proposal

from Pre-Application discussions to a decision regarding a planning application.

Category A: Residential extensions & local businesses

We are committed to ensuring that Epsom and Ewell remains a borough where our residents are

proud of their residential areas and small business owners feel supported.

It is important for the Council to work with homeowners to ensure that the needs of their families can

be met by helping to deliver improvements to their homes along with ensuring that small business

owners have the support to grow their business through the planning system helping them to remain

in the borough.

If you are proposing significant levels of development to a residential property or looking to extend

your small business, you should consider engaging with the Council prior to submitting your

application.

It will be expected that all proposals for extensions and alterations to homes and business will be

designed to respect the character of the property, the ‘streetscene’ and to be neighbourly.

Extensions must be attractive, work well for residents of the property and for neighbours, promote

biodiversity and be of a high quality.

Category A: Pre-Application advice relating to the following categories of development:

Any alteration or extension to a residential dwelling

Extensions to an existing business premises (new floor space not to exceed 50sqm)

Certificates of Lawfulness and Prior Approvals within this category

Pre-application Product Fee

A.1 Charge for written advice note £125

(Inc. VAT)

Category B: Small-scale developments

Small scale developments on ‘in-fill’ land and brownfield land can often raise complex issues and

generate neighbour concerns. Epsom and Ewell welcomes the opportunity to assist developers

through the planning process in order for high quality schemes to be delivered and to ensure that

sites have been fully optimised.

It will be expected that proposed new developments will be designed to be neighbourly, respect the

character of the property and the ‘streetscene’, promote biodiversity and sustainability and be high

quality.

Category B: Pre-Application advice relating to the following categories of development:

1-5 Residential units

Flat conversions up to 5 units

Extensions to an existing business premises (new floor space between 50-999sqm)

Change of use to existing business premises (floor space between 50-999sqm)


Reserved matters pursuant to outline permissions within this category

Amendments to previously approved schemes within this category


B.1 Charge for detailed Pre-Application report provided in writing following:

An initial meeting at the Council offices (up to 1hr)

One revision of drawings following the initial meeting (if required)

£1,200

(Inc. VAT)

Category C: Other small scale developments

Other small scale developments can vary on the level of expertise required and can often raise complex issues and generate neighbour

concerns. Epsom & Ewell Borough Council welcomes the opportunity to assist developers through the planning process in order for high quality

schemes to be delivered and to ensure that sites have been fully optimised.


(Inc. VAT)

C.1 Telecommunications Development, Adverts, Dropped Kerbs & Shopfronts.

Charge for written advice note £350

C.2 TPO, Trees in conservation area & Landscaping Plans. Charge for written

advice note and a site visit at the officers discretion £150

C.3 Listed Building Consent & Householder Development in Conservation

Areas. Charge for written advice note & a site visit at the officers discretion £350

C.4 Listed Building Extensions. Charge for written advice note and a site visit at

the officers discretion £450

C.5 Telecommunications Mast/Equipment on 10+ sites

Charge for detailed Pre-Application report provided in writing following:



£3,000

Telecommunication developments

Shopfronts, Advert Consents and Non-Residential Dropped Kerbs

TPO, Trees in Conservation Areas, Tree and Landscaping related

conditions

Listed Buildings and Development in Conservation Areas



Category C: Pre-Application advice relating to the following categories of development:

Category D: Medium scale residential developments

Medium scale residential developments can often raise complex issues and generate a high number

of neighbour concerns. Epsom & Ewell Borough Council welcomes the opportunity to assist

developers through the planning process in order for high quality schemes to be delivered and to

ensure that sites have been fully optimised.

It will be expected that proposed new developments will be designed to be neighbourly, respect the

character of the property and the ‘streetscene’, promote biodiversity and sustainability and be high

quality.

Category D: Pre-Application advice relating to the following categories of development:


Flat conversions of 6-9 units

Certificates of Lawfulness (Within this category)





D.1 Charge for detailed Pre-Application report provided in writing following:



£2,000

(Inc. VAT)

Category E: Large scale developments

Large scale residential developments on can often raise complex issues and generate a high number of neighbour concerns. Epsom & Ewell

Borough Council welcomes the opportunity to assist developers through the planning process in order for high quality schemes to be delivered

and to ensure that sites have been fully optimised.

Category E: Pre-Application advice relating to the following categories of development:


Flat conversions of 1-49 units

Extensions to an existing business premises (new floor space between 1,000-4,999sqm)

Change of use to existing business premises (floor space between 1,000-4,999sqm)





E.1 10-24 Residential Units & 1,000-2,499sqm of Non-Residential Floorspace




£3,000

(Inc. VAT)

E.2 25-49 Residential Units & 2,500-4,499sqm of Non-Residential Floorspace




£4,500

(Inc. VAT)

Category F: Major scale developments

Major scale residential developments on can often raise complex issues and generate a high number of neighbour concerns. Epsom & Ewell

Borough Council welcomes the opportunity to assist developers through the planning process in order for high quality schemes to be delivered

and to ensure that sites have been fully optimised.

Category F: Pre-Application advice relating to the following categories of development:

50+ Residential units

Flat conversions of 50+ units

Extensions to an existing business premises (new floor space over 5,000sqm)

Change of use to existing business premises (floor space over 5,000sqm)

Development with a site area above 0.5 hectares





F.1 Charge for detailed Pre-Application report provided in writing following:

An initial meeting at the Council offices (up to 2hrs)


£7,500

(Inc. VAT)

Category G: PPAs

Epsom & Ewell Borough Council is committed to working with developers on all size schemes to help ensure that we provide not only an

excellent service, but also that we receive excellent developments.

Planning Performance Agreements (PPAs) are designed to help the Council and Developers work collaboratively ensuring a high quality

service from the Council with additional resources, higher quality advice and improved timescales for the developer and higher quality, more

positive development outcomes for the Council.

The PPA service also allows for the early identification and working through of issues and provides a formal mechanism for parties, including

key stakeholders, to collaborate.


G.1 PPA’s for Pre-Application and Planning Application Stage.

Charge for detailed PPA including:

Up to 3 meetings

Revision of drawings following each meeting (if required)

Written Note

£12,000 (on

top of applica-

tion fees)

G.2 PPA’s for 1-15 Conditions. Charge for detailed PPA including:

Up to 3 meetings

Reduced determination time for conditions applications

£2,500 (on top

of application

fees)

G.3 PPA’s for 1-15 Conditions. Charge for detailed PPA including:

Up to 3 meetings

Reduced determination time for conditions applications

£2,500 (on top

of application

fees)

G.4 Additional PPA meeting fee or Conditions PPA meeting fee £2,500 (on top

of PPA fees)

Applying for pre-application advice

To request Pre-Application advice, please write to the Planning Team using the details below:

Online: https://www.epsom-ewell.gov.uk/residents/planning/advice-services/pre-application-service

Post: Epsom & Ewell Borough Council, Town Hall, The Parade, Epsom, Surrey, KT18 5BY

E-Mail: [email protected]

The Planning Team will require a basic level of information to ensure that proper advice can be given. The following is not exhaustive but is a useful

guide of what you will need, to ensure that you get the advice and guidance you require.

The more information you provide at Pre-Application stage, the greater the extent to which the Planning Team can provide you with comprehensive

Pre-Application advice.

The list below sets out the minimum recommended level of information to be submitted at Pre-Application stage:

Application Form (Found online)

Covering Letter including details of:

The Pre-Application product(s) your require; e.g. E.2

Details of site ownership and the applicant’s status;

Site address;

The existing use of site and relevant planning history; and

The proposed development, including details of land uses, scale and height of built form, schedule of floor space, housing details

such as tenure/mix/size (where relevant).

Drawings/Plans – including:

Location plan at 1:1250, with site outlined in red, any adjoining land in the ownership of the applicant outlined in blue;

Plans and elevations of existing buildings on the site; and

Plans and elevations of the proposed development.

Supporting Information - Depending on the type/scale of the proposed development and how advanced the scheme is it may be helpful to include

supporting information regarding the key planning issues, such as an urban design analyses, or draft Design and Access Statement.

Draft PPA document completed (found online) - if applicable.

The relevant Pre-Application fee. Cheques payable to ‘Epsom & Ewell Borough Council’.

Further information Epsom & Ewell Borough Council

Town Hall

The Parade

Epsom

Surrey

KT18 5BY

+44 (0)1372 732000

[email protected]

www.epsom-ewell.gov.uk

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pre application and advice guidance note & charging schedule · epsom & ewell borough...

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