Pre-application
Proportionate early-stage de-risking.
The report separates essential pre-application work from later-stage expenditure that is not yet committed.
Consultant Strategy & Refined Cost Estimates
| Consultant / workstream | Scope | Indicative cost |
|---|---|---|
| Planning Consultant | Policy review, Green Belt purpose test, VSC, pre-app submission & meeting | £4,500–£7,000 |
| Highways Consultant | Access feasibility, visibility review, upgrade strategy, ITCR9 alignment | £4,000–£7,000 |
| Ecology Consultant | Preliminary Ecological Appraisal, BNG feasibility | £2,500–£4,000 |
| Utilities / Power Consultant | DNO budget enquiry, voltage options, timescale risk | £3,000–£5,000 |
| LPA Pre-Application Fee | Council charge | £500–£1,500 |
Total — Pre-App Stage
£14,500 – £24,500
Conditional / Later Stage — Not Committed
- Transport Assessment: £12,000–£25,000, if required, to assess junction capacity, trip generation associated with EV charging and ancillary roadside uses and any necessary mitigation works.
- Landscape & Visual Appraisal: £6,000–£15,000, if required, to assess visual effects of built form, lighting, signage and parking areas.
- Detailed Grid Design and Connection: £15,000–£35,000 for detailed electrical design, substation and connection works to serve high-capacity EV charging alongside ancillary commercial uses.
- Commercial / Operator Engagement: £10,000–£25,000 or success-based, covering market testing, operator engagement and heads of terms discussions.
- Architectural & Masterplanning Services: £10,000–£25,000 if required, for concept design, layout coordination and massing.
- Environmental & Technical Add-Ons: £5,000–£15,000 if triggered, including lighting, noise, air quality or servicing strategy.
Matters to Close Prior to Pre-Application
Highways access and junction feasibility note
Distribution-level electricity capacity budget enquiry
Preliminary Ecological Appraisal
Overall Conclusion
This is not a speculative Green Belt proposal. It is an infrastructure-led response to the convergence of national transport, energy and decarbonisation objectives at a location already defined by strategic infrastructure.
With limited and well-understood Green Belt impacts, no apparent highways showstoppers and a proportionate consultant strategy, the site is well positioned to proceed to pre-application engagement and, subject to technical confirmation, towards a planning application.
The proposal represents a logical evolution of roadside infrastructure, responding to the operational requirements of EV charging, driver dwell time and strategic motorway travel in a location already defined by transport and energy infrastructure.