Pre-Application Advice

Suspension of Pre-Application advice and Duty Planner service

The Council places great value in customer service and meeting the needs of the businesses and residents of the District. Unfortunately, due to staffing issues, it has become increasingly difficult to provide timely responses to Pre-application queries.

Whilst the opportunity to have open and frank conversations about proposed developments holds a very high value to all those involved in the planning process, the delays in providing responses has been an understandable frustration for our customers. It has therefore been decided that the discretionary Pre-application advice service provided by the Council will be suspended with immediate effect. The Duty Planner service provided by the Council will be suspended from 6 June 2022.

The Council will look to review these suspensions at the end of October 2022. Please refer to our website for updates on the suspension of these services.

The Council will continue to offer pre-application advice in relation to Major Development (with a meeting) and Strategic Proposals as well as works to both listed buildings and trees subject to a tree preservation order.

We are committed to providing an effective planning service which delivers good quality development proposals. Early discussion between applicants and the planning authority is a valuable part of the planning application process. The benefits of pre-application advice include understanding how our policies will be applied to the proposal, identifying the need for specialist input at an early stage, assisting in the preparation of proposals for formal submission, helping to reduce the time that is spent in working up the proposals and highlighting concerns with proposals.

A detailed response considering the primary planning issues for the future application, will be provided. The level of detail provided in the response will reflect the level of accuracy and detail of the information that is provided; the more information you can provide about your proposal, the more accurate and in-depth our feedback will be. The response will also provide a clear position on where the Local Development Plan is at that time as well as any other relevant policy documents, such as Masterplans or Neighbourhood plans.

How to apply

Applications can be submitted by completing the relevant application forms & submitting via email to planning@maldon.gov.uk.

Householder advice includes:

house extensions
garages
enlargement to gardens
erection of walls/fences and any other buildings within the boundary of the property.

Other pre-application advice includes:

alterations and extensions to a listed building
development in a conservation area
minor residential including change of use
major non-residential (over 1000 sqm) including change of use
minor residential (2 to 9 dwellings)
major residential (over 10 dwellings)
strategic proposals, large and extensive proposals for residential, non-residential or mixed-use development it will be appropriate to enter into a Planning Performance Agreement;
works to trees protected by a tree preservation order
development in a nationally or internationally designated area
confirmation that conditions have been complied with or discharged
confirmation that S106 obligations have been agreed and complied with
planning history requests

Pre-application fees

For your pre-application to be accepted, you must (submit the correct fee). Fees can be paid using the following methods:

BACS - please phone 01621 854477 for our BACS details.
Cheque - made payable to 'Maldon District Council' and post it with your pre-application documents to Maldon District Council, Princes Road, Maldon, CM9 5DL.

Please note: If you are paying by cheque, this will be cashed on receipt. This enables your enquiry to be processed in a timely manner.

Please ensure that you quote the pre-application number (if known), or the site address to ensure we can link the payment with your pre-application.

Please do not use our Automated Telephone Payment service for pre-application fees.

Documents required

The more information/sketches/photos you can provide about your property and the proposed works the better. The minimum we require is a completed application form, a site / location plan and the relevant fee. If insufficient information is provided we may be unable to answer your enquiry.

List of development types and their pre-application advice costs
Type of development	Further details	Cost (inc VAT)
Householder development (Duty Planner)	Only available for non-Complex Householder advice. This would include extensions to single dwellings, porches, garages, outbuildings and walls and fences. (No written advice).	Free
Householder development (Written advice)	Includes proposals to alter and extend individual houses and flats for residential purposes where the development relates to a building which is not listed as being of architectural or historic interest. In cases where the house or flat is listed then the charge will fall within Minor Development.	£112
Householder development (Meeting* with Planning Officer of no more than one hour and written advice)	Includes proposals to alter and extend individual houses and flats for residential purposes where the development relates to a building which is not listed as being of architectural or historic interest. In cases where the house or flat is listed then the charge will fall within Minor Development.	£213
Smallscale commercial development (Written advice)	Includes proposals for: Change of use up to 200m2 Extensions to commercial properties under 50m2 1-3 Advertisements Amendments to Previously Approved Schemes	£112
Smallscale commercial development (Meeting* with Planning Officer of no more than one hour and written advice)	Includes proposals for: Change of use up to 200m2 Extensions to commercial properties under 50m2 1-3 Advertisements Amendments to Previously Approved Schemes	£213
Minor development (Written advice)	Includes proposals for: 1-4 residential units or gross external floorspace of up to 499m2 Change of use between 200m2 and 499m2 Extensions to commercial properties over 50m2 Over three advertisements Public Art Telecommunications Equipment Air Conditioning / Ventilation Equipment Amendments to Previously Approved Schemes	£282
Minor development (Meeting* with Planning Officer of no more than one hour and written advice)	Includes proposals for: 1-4 residential units or gross external floorspace of up to 499m2 Change of use between 200m2 and 499m2 Extensions to commercial properties over 50m2 Over three advertisements Public Art Telecommunications Equipment Air Conditioning / Ventilation Equipment Amendments to Previously Approved Schemes	£634
Medium development (Written advice)	Includes proposals for: 5-9 residential units or gross external floorspace of 500-999m2	£423
Medium development (Meeting* with Planning Officer of no more than one hour and written advice)	Includes proposals for: 5-9 residential units or gross external floorspace of 500-999m2	£705
Major development (Written advice)	Includes proposals for: 10-20 residential units Non-residential development with a gross external floorspace over 1,000m2	£705 (Plus additional £21 +VAT per dwelling to a maximum of 74 dwellings)
Major development (Meeting* with Planning Officer of no more than one hour and written advice)	Includes proposals for: 10-20 residential units Non-residential development with a gross external floorspace over 1,000m2	£1410 (Plus additional £21 +VAT per dwelling to a maximum of 74 dwellings)
Strategic Proposals (Planning Performance Agreements) (Meeting* with Planning Officer of no more than one hour and written advice)	Includes proposals for: Any application of 75 dwellings or more; or any outline residential development proposals whose site is 2 hectares or more. Any residential proposal promoted as an allocated site within the LDP. Any 100% Affordable Housing proposals of six dwellings or 0.3ha or more in outline form. Any non-residential development proposal, whose floor area is 1,500 square metres or more or whose site area is 2 hectares or more. Any non-residential proposals relating to development proposals allocated within the LDP. Any retail development 1,000 square meters or more or which of 250 square metres or more and is proposed to be beyond existing town centres as defined in the local plan or emerging LDP. Any mixed use development proposals whose site area is 2 hectares or more, or is of 75 dwellings or 1,000 square metres commercial floor area or more. Wind Turbines Any wind energy proposals whose output capacity is 1Mw or more or which proposes three or more turbines of 30m or more. Any Solar energy proposals whose output capacity is 1Mw or more or which proposes 4,000 or more solar panels. Energy from Waste Scheme which is 1KW capacity or more.	Individually determined at full cost recovery
Minor Alterations to Listed Building (Written advice)	Only available for very minor and non-complex advice. This would include replacement windows. This only relates to development that does not fall within any category above. In those instances where it does the higher fee will be required.	£85
Alterations/Extension to Listed Building (Written advice)	Includes proposals for: Alterations to a listed building Extensions and additions to a listed building Demolition of an unlisted building within a conservation area This only relates to development that does not fall within any category above. In those instances where it does the higher fee will be required.	£282
Alterations/Extension to Listed Building (Meeting* with Planning Officer of no more than one hour and written advice)	Includes proposals for: Alterations to a listed building Extensions and additions to a listed building Demolition of an unlisted building within a conservation area This only relates to development that does not fall within any category above. In those instances where it does the higher fee will be required.	£688
Development in a Conservation Area (Written Advice)	This only relates to development that does not fall within any category above. In those instances where it does the higher fee will be required.	£213
Development in a Conservation Area (Meeting* with Planning Officer of no more than one hour and written advice)	This only relates to development that does not fall within any category above. In those instances where it does the higher fee will be required.	£620
Minor Tree advice (Tree within a conservation area only) (Written advice)	Includes proposals for: Works to 1-4 individually listed trees	£85
Minor Tree advice (TPOs only) (Written advice)	Includes proposals for: Works to 1-4 individually listed trees Replacement of 1-4 individually listed trees	£112
Minor Tree advice (TPOs only) (Meeting* with appropriate Officer of no more than one hour and written advice)	Includes proposals for: Works to 1-4 individually listed trees Replacement of 1-4 individually listed trees	£282
Major Tree advice (TPOs only) (Meeting* with appropriate Officer of no more than one hour and written advice)	Includes proposals for: Works to 5 or more individually listed trees Replacement of 5 or more individually listed trees Works to trees within an area protected under a Tree Preservation Order Works to trees within a woodland protected under a Tree Preservation Order	£565
Inspection of compliance with Enforcement Notice	Written confirmation that an enforcement notice has been complied with.	£282
Compliance with Condition requests	Includes, but not exclusively: Written confirmation that a condition(s) has been complied with Written confirmation that a condition(s) has been discharged	£213 per decision
Compliance with S.106 Agreement requests	Written confirmation that all/some S.106 obligations have been agreed	£141 per obligation
Planning History requests	Includes, but not exclusively: Written confirmation of any restrictions imposed on a site Confirmation of authorised use of a site Confirmation of an absence of an agricultural occupancy condition	£213

*All pre-application and advice Meeting’s will be held either remotely via TEAMS or at the Council Offices. You will be advised of the best setting by the case officer.

If it is agreed necessary to convene a meeting on site, travel time to and from the site will be charged at the hourly meeting rate. Officers are unable to hold a site meeting without the prior deposit of plans or written proposals. Hourly rates to be provided upon request.

Exemptions

Please be advised that the following categories of the applicant will receive a free Pre-Application Service (evidence may be required):

Voluntary organisations
Housing Associations
Town and Parish Councils
Essex County Council
Non-profit organisations providing public services

You can download a copy of our relevant fees here

You should receive a written response or a date for a meeting within 28 days of a valid pre-application query being received, however this can vary depending on the complexity of the proposal. The written response following any pre-application meeting will normally follow within 14 days of the date of the meeting.

Please note

It should be clearly understood that the advice given will not bind the Council to making a particular decision and that any views expressed are at officer level only and provisional.

Planning permission does not override the need to obtain any necessary approvals under the building regulations, Party Wall Act or any other relevant legislation. Separate approval may also be required in other areas, for example, restrictive covenants, shared agreements, easements, rights of way, etc.

Freedom of Information Act

This Act requires us to make all documents available to members of the public, if requested.

Pre-application advice requests can only be treated as confidential if there are clearly demonstrable issues of commercial sensitivity or other significant reasons why this information may not be made public. (Any enquiry in this category should be clearly marked as confidential).

Next Duty Planning Officer