General

We welcome the opportunity to provide advice before planning applications are submitted.

A lot of information is contained on the planning pages of this website and in the planning documents which are available to view or download.  We encourage you to look at these first before undertaking any detailed work on a proposal as they will assist with most general planning questions.

The following explains the arrangements for providing more detailed advice, including those cases where we make a charge. Early advice can help identify:

• whether in principle a proposal is likely to be acceptable
• the key planning issues and policies that need to be considered
• where the applicant may need further specialist advice to help prepare the application
• what changes may be needed to any draft proposals

Such advice will usually save an applicant time in both preparing the application and also the time taken by the Council to make a decision on it. In the case of proposals with little prospect of approval early advice can avoid further abortive work. It can also quickly identify solutions to problems and therefore save costs.

What advice is free?

The sort of advice we will provide at no charge is:

• general guidance on when planning permission or other consents may be required.
• whether there are preserved trees on a site or if trees are protected by being in a conservation area.
• whether a building is statutorily ‘listed’ or on the Council’s ’local list’.
• how to make a planning application, applications for work to preserved trees, or applications for listed building and other consents.
• how to object to a planning application.
• details about processes and timescales in making planning decisions.
• planning polices and documents that may be relevant to particular types of proposal
• other general factual queries.
• verbal advice on householder proposals at our ‘duty officer’ sessions (these will not include any background research).
• written advice for confirmation of whether planning permission is needed for the creation of an access (dropped kerb).

Except for ‘dropped kerbs’, we can provide advice on the above matters either by telephone (01784 451499), letter or email or when people come in person to the Council Offices when we operate our ‘duty officer’ system.  We nevertheless encourage the use of email: planningdm@spelthorne.gov.uk

What advice we make a charge for:

We charge for more detailed advice which takes more time and it is considered reasonable for the cost to be met by those receiving the advice rather the Council taxpayer.  In all cases a written response will be provided.  This advice includes:

• Householder Proposals:  This covers all extensions to residential property and ancillary structures such as walls and fences.  The Council will also charge for written confirmation as to whether planning permission is required for building work (this service is given as an alternative to the submission of a Certificate of Lawfulness which is subject to a higher charge set nationally).
• Trees included in a Tree Preservation Order:  We are able to offer a service to advise on surgery or felling for a particular tree (s) and this will include a site visit. This will include a ground level visual inspection only.  This will give you impartial technical advice to help you apply for any work that may be needed and assist you in specifying exactly what your tree surgeon needs to do to a tree.
• Listed Buildings and Buildings in Conservation Areas:  We are able to give specialist advice on proposed alterations and appropriate repairs.
• All other proposals, including all other residential and non-residential development: Requests for detailed information and responses to draftproposals should be put in writing/email.

Written requests will usually be dealt with within 10 working days (where all the information has been provided) and meetings will be arranged to take place within 15 days. Meeting times will only be agreed after we have received the plans and documents outlining the nature of what is to be discussed and the fee for the meeting has been paid.  Where meetings are cancelled only 50% of the fee will be refunded.

Information you will need to provide:

When we make a charge for giving advice on specific proposals we will, as appropriate, expect you to provide:

• a completed ‘Planning Enquiry’ form (Pdf 57kb)
• a clear description of the proposal.
• a site location plan with all site boundaries, neighbouring properties and adjacent roads shown.
• scaled drawings of both existing and proposed floor plans and elevations (where relevant).
• supporting photographs of the site will be helpful.

The advice we will give:

In the case of trees the Council’s Tree Officer will carry out a visual inspection of the tree(s) and will provide a short report to include a brief description of the tree, its general condition and a recommendation for works which would be acceptable to the Council.  

For all other proposals, we will ensure our comments provide, as appropriate:

• a critical analysis of the draft proposal.
• relevant planning history of the site including checks on whether permitted development rights have been previously removed or limited.
• policies that apply to the site – both local and national.
• any other constraints on the site.
• information that may be needed to support a planning application.
• any infrastructure requirements (this will not apply to residential extensions).
• details of any contacts you may need eg Surrey County Council Highways or Environment Agency.

Scale of Charges

Please note that as from 3 January 2012 the fees for pre-application advice have been amended as follows:

Meetings:

Strategic proposals (+50 dwellings or +10000 sqm commercial)	£900 or £1,100 where Head of Service attends
Major proposal (=10 dwellings or + 1000sqm commercial)	£500
Minor proposals (1 to 9 dwellings or up to 1000 sqm commercial)	£235

Written Advice:

Confirmation that planning permission is not required for household proposal	£45
Householder advice on acceptability of a proposal	£60 (£45 where site visit not required)
Strategic proposals	£500
Major proposals	£300
Minor proposals	£125

Other

Site visit and advice on trees	£40
Site visit and advice on historic buildings	£60

Payment
Payment will need to be made in advance of any meeting.  Cheques should be made payable to ‘Spelthorne Borough Council’ and sent to the Planning Department, Spelthorne Borough Council, Knowle Green, Staines, Middlesex TW18 1XB.  Payment can also be made by Credit Card.  Please speak to one of our Customer Services Team on (01784) 451499.

Other matters
Any advice given in relation to planning history, planning constraints or statutory designations does not constitute a formal response of the Council under the provisions of the Land Charge Act 1975.

In the case of advice on the acceptability of householder proposals it will be for the prospective applicant to decide whether a site visit is required and to make this clear and ensure the correct fee is paid.

The advice given will be that of competent officers acting reasonably with the information supplied, based on current law and policies, and will be given in good faith. However, pre-application advice is without prejudice to the formal consideration of any planning application, which will be the subject of public consultation, where new material planning considerations may be raised.  The onus remains on the applicant to demonstrate through the planning application how an application meets the relevant, and most up to date, planning policies and guidance.

Up-dated 22 December 2011