Apply now to save costs
If you are considering a small development or conversion scheme, now is the time to apply for your planning permission – to avoid or minimize new charges.
The message comes from head of planning at Balfours Property Professionals, Karine Swanson, who says that under new legislation, all Councils will be able to set their own planning fees for handling applications and Shropshire also intends to begin charging for pre-application advice. The additional charges will be rolled out from April, 2011 onwards.
Karine Swanson explains: “Although the actual rates have not yet been published, it is fair to conclude these costs will make the preparation of a planning application much more expensive than it is now.”
She warns that there are more additional costs which those developing in the county will be subject to from April: “Shropshire Council intends to introduce a new Community Infrastructure Levy payable on all new development, based on floor space, to provide financial contributions towards items such as schools, provision of open space facilities and other things needed in the local area in which the development takes place.”
Yet another sting comes with the change of rules regarding the provision of affordable housing in Shropshire. “From next April, every new open market house built will have to make a proportional contribution towards affordable housing either by providing affordable housing within the development or by a financial contribution on the smallest schemes.
She continues: “The formula for calculating the affordable housing requirement has been set out by Shropshire Council based on a percentage of the open market floor space provided. Shropshire will eventually aim for 20-30% of all new housing to be affordable over the next 15 years – but because of the recent difficulties in the economy, the initial rate which will apply in April 2011 is only to be 13%, reflecting the fall in house prices compared to the rise in build costs and land values.
“The rate set for the affordable housing contribution is remarkably low for 2011 and by progressing schemes now, serious money can be saved compared to future years. In view of the reduced affordable housing requirement and the new increased charges for handling an application that will be phased in over the new year, I strongly recommend residential development projects are brought forward immediately to avoid unnecessary costs.
Any Shropshire landowners already holding residential permissions with associated affordable housing requirements that can be implemented next year should review whether the existing level of contributions can be renegotiated in April 2011.” For more information call Karine Swanson, at Balfours on 01743 241181.
Pictured: Karine Swanson, urges those submitting planning applications to do so soon to avoid extra costs.