Read the original guidance here:
HMRC SDLT: SDLTM22505 – Reliefs: Compliance with planning obligations

Reliefs: Compliance with Planning Obligations

Overview of Planning Obligations

Planning obligations are agreements that developers may have to enter into with their local planning authorities when applying for planning permission for a project. These obligations can cover various requirements, such as:

• Building new infrastructure like roads or schools
• Making financial contributions to support local services

When the planning authority grants permission, these obligations often become conditions of that permission.

Avoiding Double Taxation

When a developer completes a project tied to these obligations, they may end up facing a situation where they are effectively taxed twice. Here’s how:

– A developer typically buys land to build on, then completes building works.
– If the plans require them to transfer some of this work—like a newly constructed road or school—to a public authority, this ends up being a separate transaction.
– Although the public authority is responsible for any Stamp Duty Land Tax (SDLT) on this transfer, they usually expect the developer to cover this cost as part of the agreement for granting planning permission.

This situation gives rise to the potential for what’s known as a double charge. Thankfully, there is relief available to prevent this from happening.

Relief from Double Charge

The relief provided helps eliminate the developer’s liability for the SDLT in this situation. It allows developers to avoid paying tax twice when fulfilling their planning obligations.

Requirements for the Relief

For developers or public authorities to claim this relief under the Finance Act 2003 (FA03/S61), they need to meet specific criteria:

• Transfer Requirement: The public authority must acquire the chargeable interest from the developer. This transfer must be a requirement of the planning permission granted. In other words, if the transfer of property or responsibility is not mandated by the planning permission, the relief does not apply. Simply put, it must be part of what the developer has agreed to do as a condition of receiving planning permission.
• Time Limit: The transfer of property or responsibility should occur within five years of entering into or modifying the planning obligation. This timeframe is crucial. If the transfer happens after five years, the relief cannot be claimed.
• Defined Class of Authorities: The purchaser in this situation must be one of the specified types of public authorities. It’s important to ensure that the authority involved qualifies under this definition to proceed with the relief claim.

Examples of Planning Obligations and Relief Claims

Let’s walk through some scenarios to illustrate how this works:

Example 1: A developer receives planning permission to build a residential complex that includes a new community centre and a road. The planning authority requires the developer to transfer the community centre and road to the local council upon completion.

– The developer builds both the community centre and the road.
– The developer must transfer these assets to the council to comply with their planning obligation.
– Since this transfer is a condition of the planning permission, the developer can apply for SDLT relief, preventing them from being doubly taxed.

Example 2: A developer wants to build a shopping centre and must make a financial contribution towards local schools instead of building the schools themselves.

– The developer pays a sum to the local authority but doesn’t construct or transfer any property.
– In this case, the relief does not apply because there are no assets changing hands as part of a planning obligation. The developer will not avoid SDLT since no transfer occurred.

Compliance and Documentation

To demonstrate eligibility for the relief and ensure compliance, it’s essential that:

– The developer keeps records of the planning permission and any modifications made.
– There is clear documentation showing that the transfer of interest to the public authority was a specified condition of the planning permission.

Failure to provide the correct documentation or meet the criteria could result in losing the relief. It’s advisable to consult with a professional or refer to the guidelines for Stamp Duty Land Tax if there’s any uncertainty regarding eligibility.

Final Points to Remember

Understanding this relief is paramount for developers to efficiently manage their financial obligations related to planning permissions. By ensuring compliance with the requirements laid out under the relevant legislation, they can significantly alleviate their tax burdens when transferring property responsibilities to public authorities.

When considering planning obligations and the potential for SDLT relief:

– Always confirm that the transfers are conditions of the planning permission.
– Ensure all actions are completed within the specified timeframe.
– Keep accurate records to support any claims made for relief.

By being proactive and well-informed, developers can navigate the complexities of planning obligations and take full advantage of available reliefs within the system.