Planning advice from the council

All enquiries on whether planning permission / consent is required and if it is likely to be acceptable, should be made by using our pre-application advice. This is a service that you will need to pay us for.

You might not need to ask us for advice if you can find what you need in our residential planning section. You can also check if you need planning permission or building regulations approval using the Planning Portal.
 

Planning pre-application advice service

The Planning Service are now able to offer pre-application advice across all types of application details and cost can be viewed below. In addition we are requiring with any submission, photographs of the siting of the proposal, and to include views of all the common boundaries.
 

Advice

If you are seeking an opinion on a planning application, you should use the pre-application advice service. If you need a written confirmation that a proposal does, or does not require planning permission please use the Certificate of Lawful Development procedure, as we are unable to do this over the phone or via email.
 

Certificate of Lawful Development

If you require a formal decision as to whether an existing or proposed development is lawful, then you can submit an application for a Certificate of Lawfulness. There are two kinds of certificate that you can be apply for:

  • Certificates of Lawful Existing Use or Development
  • Certificates of Lawful Proposed Use or Development

Section 10 of the Planning and Compensation Act 1991 established a procedure that enables anyone who wishes to do so, to apply to the local planning authority to determine whether a proposed use or operation, or an existing operational development or an existing use of land, or any other matter constituting a failure to comply with any condition or limitation subject to which planning permission has been granted, is lawful, and if so, be granted a certificate to that effect.

A certificate granted for a proposed, or an existing use, operation or activity will specify (by reference to a plan or drawing) the area of land included in the certificate and describe the precise nature of the use, operation or activity which is lawful. The certificate will give the reason for determining the use or operation to be lawful and specify the date of the application for the certificate.

Guidance notes, checklists and application forms for Lawful Development Certificates can be found on our Planning application forms and checklists page. Further advice is available on the Planning Portal.
 

Planning Performance Agreements

Planning Performance Agreements (PPAs) are voluntary agreements between a Local Planning Authority (LPA) and an applicant. Their purpose is to deliver high quality sustainable development that is based on a clear vision and development objectives. They provide a structured way for giving advice to applicants before applications are made, developing supplementary planning documents and processing planning applications, to an agreed project plan and work programme.

All parties involved in a PPA with Uttlesford District Council are expected to adhere to the Icon for pdf Uttlesford Planning Performance Agreement Charter [353.88KB].
 

Apply for pre-application advice

To apply for  pre-application advice please use the online or PDF forms below. Please note we usually charge for this service.

Apply for pre-application advice
 

Icon for pdf Request form for pre-application planning and listed building advice [210.08KB]

 

Charges for pre-application advice from 1 April 2021

All charges include VAT at 20%
 

Householder2021/22
charge
£
Householder - written advice only100.00
Meeting 1 hr and written advice150.00
Follow up advice75.00
Householder/heritage*/listed building consent 
Written advice only300.00
Meeting 1 hr and written advice450.00
Follow up advice225.00

 

Minor development2021/22
charge
£
MINOR development 
Written advice only225.00
Meeting 1 hr and written advice390.00
Follow up advice175.00
MINOR development and heritage* advice 
Written advice only450.00
Meeting 1 hr and written advice550.00
Follow up advice275.00

 

Other charges2021/22
charge
£
High Hedge complaints500.00

*Heritage advice includes Locally Listed Buildings/Ancient Monuments/works or development in a conservation area.

The council will no longer provide an advisory service in respect of trees. General advice on tree matters can be obtained from an arboriculturist.
 

Planning Performance Agreements

Planning Performance Agreement (PPA) band categories

2021/22 initiation fee £

What is included?

2021/22 arrangement fee for setting up the PPA and project time frame

What is included

Category A*

5,000.00 + VAT

Initial meeting to share the proposal, discuss PPA

50,000.00 + VAT

Virtual meetings with UDC officers x 6

Developments over 1000 residential units or large commercial areas over 20,000sqm net commercial floor space (including change of use)

 

 

 

Engagement with Parish/Town Council x up to 2

 

 

 

 

Presentation to Members x 1

 

 

 

 

Officers attending Design Panel x up to 2

 

Category B*

 

5,000.00 + VAT

 

Initial meeting to share the proposal, discuss PPA

 

40,000.00 +VAT

 

Virtual meetings with UDC officers x 6

501 ‐ 1000 residential units or 10,000 to 19,999sqm net commercial floor space (including change of use)

 

 

 

Engagement with Parish/Town Council x 1

 

 

 

 

Presentation to Members x 1

 

 

 

 

Officers attending Design Panel x 1

Category C*

5,000.00 + VAT

Initial meeting to share the proposal, discuss PPA

30,000.00 + VAT

Virtual meetings with UDC officers x 6

251 to 500 residential units or between 5,000 to 9,999sqm net commercial floor space (including change of use)

 

 

 

Engagement with Parish/Town Council x 1

 

 

 

 

Presentation to Members x 1

 

 

 

 

Officers attending Design Panel x 1

Category D*

2,500.00 + VAT

Initial meeting to share the proposal, discuss PPA

17,500.00 + VAT

Virtual meetings with UDC officers x 3

50 to 250 residential units or between 2,500 to 4,999sqm net commercial floor space (including change of use)

 

 

 

Engagement with Parish/Town Council x 1

 

 

 

 

Presentation to Members x 1

 

 

 

 

Officers attending Design Panel x 1

Category E*

2,500.00 + VAT

Initial meeting to share the proposal, discuss PPA

12,500.00 + VAT

Virtual meetings with UDC officers x 3

Up to 49 residential units or up to 2,499sqm net commercial floor space (including change of use)

 

 

 

Engagement with Parish/Town Council x 1

 

 

 

 

Presentation to Members x 1

 

 

 

 

Officers attending Design Panel x 1

Uttlesford District Council's reasonable legal costs incurred in association with the preparation of the S106 Agreement that may commence at pre‐application stage

 

 

Individually tailored to your development

 

 

*The council's reasonable costs which may be incurred with the appointment of external and statutory consultants and stakeholders to progress the planning application to be agreed by the interested parties on a case by case basis. The cost of commissioning additional consultants will be covered by the interested parties with the agreement of the council on project scoping and draft reports.

Additional services

Charges on a cost recovery only. If additional work/meetings is required there will be an additional payment based on the relevant hourly rate of the officer/s required to participate.
 

Procedures/notes

On receipt of a completed application form, fee and plans we will check the information submitted and allocate this to an Officer. If we need more information we will notify you by post or email and your enquiry will remain unallocated until the additional information is received.

Exemptions

  • Development of Exception Sites by Housing Associations: this will be for new houses to be constructed on exception sites only, and not for affordable housing schemes as part of larger general-market housing schemes.
  • Development by Town and Parish Councils
  • Development by Community Groups: this will include for example, village hall groups, scout groups, sports groups and other non-profit making community groups. This however only applies to projects for that group, and if part of a wider development scheme would be subject to the standard fee.

Meeting

At that stage you will be contacted and an appointment will be made. Meetings will be held 'virtually' and you will receive an invitation via email. Following the meeting, Officers will confirm their advice to you in writing. This will normally be within 28 days of receipt of the enquiry, in a formal letter or e-mail, depending on what is agreed at the meeting.

Written response

The response will normally be sent within 28 days of receipt of the enquiry.