| Residential annexes | These should be treated like an extension to an existing
dwelling therefore mitigation is not required. |
| Gypsy, traveller and travelling
showpeople sites | Applications of this nature are treated as increases
in residential development therefore are required to
provide the full mitigation consistent with a dwelling.
|
| Alteration in both bedrooms and
dwelling from original permission | The number of bedrooms is only relevant once net
increase in number of dwellings has been determined.
Therefore, the developer will need to pay an additional
contribution for the net increase in the number of
dwellings. |
| House in multiple occupancy
(HMO) [UPDATE AGREED 2025] | Mitigation would need to be provided for permissions for new HMOs, (excluding change of use from existing C3 (dwelling house) to C4 (small HMO). Mitigation will need to be provided for increased occupancy of an existing HMO to within sui generis (large HMO).
If the resultant HMO is C4 the number of bedrooms for that property is used to calculate the contribution in line with that for C3 dwelling houses as set out in table 2. The whole property is treated as one dwelling.
If the resultant HMO is classed as Sui Generis each additional bedroom over and above 5 bedrooms is charged at a rate of £335 per bedroom in addition to the 5 bed rate.
For example an 8 bed HMO (Sui Generis) would be charged £1,207 + (3* £335) = £2,212. Annual Inflationary increases will apply to the £335 per bedroom rate.
Offset from existing C3 or HMO use will be calculated in the same manner as set out above paragraphs and table 2. |
| Holiday accommodation -
caravans | Mitigation is required and the flat rate should be used,
based on the nature of this kind of development.
For holiday sites there should be a pro-rata reduction for
conditioned closed periods if this is relevant. In the event
that details related to bedroom numbers are provided,
these would be charged against the sliding scale (and
again made pro-rata if appropriate). |
| Holiday accommodation - tents | Mitigation is required and the flat rate should be used,
based on the nature of this kind of development.
For holiday sites there should be a pro-rata reduction for
conditioned closed periods if this is relevant. In the event
that details related to bedroom numbers are provided,
these would be charged against the sliding scale (and
again made pro-rata if appropriate). |
| Holiday accommodation –
summertime only | Mitigation would be required for holiday accommodation
which is only used during the summer breeding months.
The summer fee rate should be used and with a pro-rata
reduction for conditioned closed periods. Only in this
instance, the summer scale of 40% would apply. |
| Studies | Studies on a bedroom floor are treated as bedrooms.
Any room on a ground floor with an en-suite bath/shower
room is considered a bedroom. |
| Outline planning application –
number of bedrooms unknown | A formula will be added to the S106 agreement so that
collection of developer contribution will be taken once
the mix of bedroom numbers is known.
Furthermore, for the certainty required for the Habitats
Regulations the number of beds within the mix will need
to be specified. |
| Temporary permissions | It is considered reasonable that the applicant should
only be required to pay mitigation for the period that
their permission lasts. As the Strategy is based around
an understanding of in-perpetuity being 80 years, it is
therefore logical that the applicant should pay one 80th
of the fee for each year the permission is requested for.
In these cases, if the bedroom number is known, then
use the sliding scale, if not, then the flat rate should
apply.
The calculation if it is only for a proportion of the year
can also be calculated on a pro-rata basis. |
| Temporary accommodation | Mitigation is required for this kind of development as
the use is residential. The scale should be determined
in the same way as residential development, with the
1-bedroom rate used for single bed units, the 2-bedroom
rate used for 2 bed units and so on. |
| Hotels | It is likely that mitigation is required from all hotels as the
type of user cannot be determined through the planning
process. Any proposed bespoke approach should be
discussed with the relevant planning authority and
Natural England at the pre-application stage. |
| Older person housing – assisted
living/retirement housing/
sheltered housing/extra care/
close care (C3) | Mitigation is required for this kind of development as
the use is residential. The scale should be determined
in the same way as residential development, with the
1-bedroom rate used for single bed units, the 2-bedroom
rate used for 2 bed units and so on. |
| Care homes, Care homes which
include nursing provision and
Nursing Homes (C2) | Care facilities classed as C2 will need to be assessed
on a case-by-case basis with the determining
planning authority and Natural England as to whether
contributions are required and what the scale of
mitigation should be. |
| Self-contained student
accommodation | These will need to be assessed on a case-by-case basis
with the determining planning authority and Natural
England. In recognition of the general absence of car
parking and the inability of occupants to have pets,
there are times when a reduced rate is applicable. If a
reduced rate is used, the general model is that every 5
study bedrooms will be considered a unit of residential
accommodation and charged accordingly (that is, 50% of
the rate of the 5-bedroom property charge). |
