Pre-application
We welcome the opportunity to provide pre-application advice as poorly thought out proposals or inadequate information delays the process and consequently the decision. Early discussion therefore enables quality applications to be processed more speedily and can help us to deliver a high quality and timely service.
NEW - April 2009 - To encourage high quality design we wish to draw the attention of applicants and their agents to the guidance in the following document at the pre-application stage.
Designing waste facilities - a guide to modern design in waste -published by Defra - October 2008||||
NEW - August 2008 - Planning Committee approved a recommendation in the following report to consult on plans to introduce charges for pre-application discussions. The consultation was due to take place in the autumn 2008 but has now been shelved for the time being.
|||| Planning Committee report - pre-application charges - 7 August 2008||||
NEW - August 2008 - a form has been introduced to aid the pre-application process.
The form has been designed to encourage applicants at a very early stage to consider the range of information that might need to be submitted in support of applications and reflects the validation forms we use to validate planning applications.
Pre-application discussions should help to refine the national and local list of requirements to identify what information would be required to support a valid planning application. For more information about the planning application validation forms click
here||||
The form should accompany the submission of pre-application details.
Pre-application advice form - waste applications||||
Pre-application advice form - waste applications||||
Pre-application advice form - county developments||||
Pre-application advice form - county developments||||
Contact us to discuss minerals development at the pre-application stage.
4.2 Pre-application Discussions
4.2.1 We encourage all those wishing to carry out mineral and waste developments in Staffordshire to come and talk to officers before making an application. This service also extends to other Council Departments wanting to undertake development; and for private organisations wanting to develop large-scale housing or commercial proposals which have an impact on our services (e.g. highways, schools and libraries). This process is known as a pre-application discussion.
4.2.2 Pre-application discussions are beneficial to applicants and ourselves as they can help to confirm whether the principle of the development could be acceptable, highlight potential problems and clarify the format, type and level of detail needed in an application. Poorly thought out proposals or inadequate information delays the process and consequently the decision. Early discussion therefore enables quality applications to be processed more speedily and can help us to deliver a high quality and timely service.
4.2.3 In undertaking pre-application discussions we will provide:
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A facility for discussing proposals where officers will:
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explain our processes and procedures (e.g. whether the final decision would be taken by the Director under delegated powers or Planning Committee;
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explain the planning policy context for the proposal;
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offer advice about consultations with other statutory and non-statutory consultees and the local community;
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explain the need for screening/scoping opinions to determine whether an Environmental Impact Assessment (EIA) may be required to accompany any proposals;
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identify issues to be addressed and information to be supplied in any planning application;
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explain whether the proposal may require a legal agreement;
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provide advice on whether there is merit in proceeding with the proposals at this stage.
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A case officer for future discussions
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A written response if required
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An officer available during normal office hours to provide general information and advice
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A website where applicants and landowners can access material and information currently available in electronic form www.staffordshire.gov.uk/planning ('The Staffordshire Planning Portal')
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An information service on request. Charges will be made for photocopying and provision of documents or information.
4.2.4 Prior to any pre-application meeting taking place the applicant will be expected to provide the following;
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A letter explaining what is proposed and as much information as possible about how the development would operate (e.g. size of development, proposed hours of working, anticipated traffic movements, etc)
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A plan (at a suitable scale) showing the location of the development
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For major proposals at an advanced stage two copies of a draft planning application for the proposal to be submitted at least 5 working days before any meeting.
4.2.5 Following the completion of a pre-application discussion we will write to the potential applicant with a summary of the issues discussed and advice and guidance as to the next steps that should be taken. For 'minor' developments we will aim to write back within 5 working days of the pre-application meeting and for 'major' development we shall aim to write back within 14 working days.
4.2.6 Applicants should be aware that the details of any pre-application discussion may have to be released to the general public following a written request for that information under the Freedom of Information|||| Act 2000.
4.3 Pre-application Consultations
4.3.1 We will encourage all applicants and landowners to discuss their proposals with the local community before submitting planning applications. At this time, we do not wish to be overly prescriptive as to which types of application or development should undergo pre-application consultation, or which methods should be employed when undertaking these exercises. This is because every planning application is different and consultation techniques may therefore need to be tailored to suit the individual circumstances of the proposed development.
4.3.2 However, for 'significant' or 'major' developments such as those indicated in Table 2 (below) we will strongly encourage applicants and landowners to consult the local community as early on in the process as possible. Recommended consultation techniques could include the use of public meetings, exhibitions, and open days. Early consultation should also be undertaken with our own in-house specialists, potential consultees such as the Environment Agency and English Nature (now Natural England), Local Parish/Town Councils, local residents and any existing site liaison committee (see Consultee Checklist||||)
Table 2 - Definitions of 'significant', 'major' and 'minor' development
'Significant'
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major transport infrastructure >£5 million;
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any scheme > 1,000 sqm in rural areas;
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new/expansion of existing mineral handling facilities;
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mineral extraction in excess of 10,000 tpa / 15 hectares;
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sites in excess of 10 ha or transfer facilities handling 50,000 tpa or more;
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renewable energy proposals generating > 5MW;
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development associated with flood risk that could be regionally significant;
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any proposals that conflict with the Regional Spatial Strategy (RSS);
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impact on the spatial strategy of an adjoining Regional Planning Body.
'Major'
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All applications involving the winning and working of minerals (above 1 ha)
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All applications involving waste development (above 1 ha, or with a floorspace that is 1,000 sq m, or more)
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Applications relating to minerals or waste development for variation/extension of time/non-compliance that relate to an area over 1 ha
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County development applications where the site is over 1 ha or the floorspace is 1,000 sq m, or more.
'Minor'
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All applications relating to minerals or waste development for variation/extension of time/non-compliance that relate to an area less than 1 ha
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County development applications where the site is below 1 ha or the floorspace below 1,000 sq m.
4.3.3 Applicants who do decide to undertake pre-application community consultation before submitting an application should contact us to discuss the methods to be used and any resulting planning application should include details of this process, the results of the consultation exercises and any changes made to the proposals as a result of this process*.
*We cannot refuse to accept a 'valid' planning application if no pre-application consultation has been undertaken, or if the consultation undertaken is considered to have been ineffectual. However, failure by the applicant to consult early on in the process could lead to objections being made which could be material to the determination of the application. The resolution of these objections may delay the determination of the planning application or result in it being refused.
Useful Links
What's new|||| - explains recent or forthcoming changes to the development control system that you may need to consider when preparing a planning application. For example, from 10 August 2006 there is a requirement to submit a 'Design and Access Statement' with most types of planning application.
Contact|||| us with sufficient information at an early stage so we can advise on the content of applications.
Planning A to Z|||| for more help and information
Freedom of Information, Data Protection, Copyright and Charging advice|||| about personal data, making comments, copyright and charging issues.
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