Stockport Business Rates off-set Improvements Scheme (2016)

Information Pack

Services to Place I Growth

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV

Introduction

The Stockport Business Rates off-set Improvements Scheme (2016) aims to:

 To help existing landlords and tenants improve the quality and appearance of commercial units.  Help reduce the number of unattractive vacant units in the Town Centre and District & Large Local Centres

This information pack

This information pack contains details on the Stockport Business Rates off-set Improvements Scheme (2016) ‘The Scheme’. The pack aims to:  Help applicants establish whether they are eligible to apply for grant support through the scheme  Help steer applicants through the grant application process from initial contact with the Council to final payment of the grant.

Value of the Grant

The value of the grant is up to 50% of the cost of eligible improvements up to a maximum contribution of £2,000, whichever is lower.

The Grant is discretionary, offered on a first come, first served basis and is subject to applications meeting specific criteria and terms & conditions.

General criteria

Six criteria are taken into account when applications are being considered. These are:

. THE RIGHT OFFER The initiative is seeking applications from owners, agents & businesses who are offering proposals that will add value to, and enhance both the vitality and viability of, Stockport town centre.

. GEOGRAPHIC AREA The scheme is available for units located in Stockport Town Centre and the Borough’s District Centres and Large Local Centres. District Centres (Houldsworth) Marple Cheadle Hazel Grove

Large Local Centres Moor Top () Davenport Shaw Road/Heaton Moor Road Great Moor

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV

Plans showing the location and boundaries of these centres are contained in the Stockport Unitary Development Plan (UDP) Review Proposals Map: http://www.stockport.gov.uk/services/environment/planningbuilding/planningpoli cy/ldf/udp/udpproposals

. VIABILITY Applications must show a commitment to a viable business offer/after use and/or a clear and committed obligation to sustained pro-active marketing. Applications for short term opportunistic gains will not be successful.

. APPEARANCE Physical appearance is not only important to make the town centre more attractive to visitors, shoppers and investors but in a number of cases is also a necessary requirement in terms of specific permissions within Conservation areas and with buildings that have listed status.

Applications will also be judged on their evidence of a commitment to ongoing regular maintenance.

. VALUE FOR MONEY The Council must ensure value for money. This not only protects the interests of the borough’s residents and any third party contributors but also ensures that funding is maximised and used in the most cost effective way.

When applicants submit a claim for the grant funds the claim must be accompanied with evidence of at least two quotes. The claim will be settled on the value of the lowest of these quotes.

. STATE AID RULES (‘de minimis’ rules) When offering grants the Council is obliged to comply with ‘de minimis aid’ rules. This effectively means that applicants must ensure that new awards do not breach a €200,000 ceiling over a 3 years fiscal period. The Council must ask applicants about any aid received during the previous 3 years and determine how much of this was de minimis aid.

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV Business rates off-set explained Unlike other grant based schemes, this initiative helps both existing and new businesses in the centres listed above reduce their business rates commitments for a set period following the completion of improvements.

*Important note*

 If a business does not have any Non Domestic Business Rate liabilities, (in other words, does not pay any business rates), it cannot receive any business rate offset support.  If a business has Non Domestic Business Rate liabilities at the point at which the application is submitted but subsequently finds itself in the fortunate position not having to pay any business rates, (eg. As a result of Government Policies on Small Business Rate Relief), from the point at which a business rates liability ceases then entitlement to the business rates offset support grant will end.

How the scheme will operate When an application is submitted the Council will confirm the existing Rateable Value, the Rates Payable and any Small Business Rates Relief. Based on the value of the application the Council will work out the level of business rates that can be off-set and in which financial years this will occur. These details will be included in the offer letter.

Applying for the grant

This section of the application pack aims to provide applicants with:

 A broad outline of how the grant applications are processed and assessed by the Council.  What is required to achieve a successful and quick outcome

Key stages

STAGE 1 STAGE 2 STAGE 3 STAGE 4 Applicant submits a Council acknowledges Council assesses the Council notifies the application using the receipt of the application applicant about the on-line form application decision/Formal Grant Offer

STAGE 5 STAGE 6 STAGE 7 STAGE 8 Applicant obtains Applicant carries out Applicants notifies the Applicant submits claim quotations for the work the work Council that the work and evidence to and secures all relevant has been completed the Council permissions, consents and approvals

STAGE 9 STAGE 10 Council Applicant receives processes the claim business rates relief

Submitting an application

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV You must complete the application form using the on-line form which can be found at: www.stockport.gov.uk/businessgrantschemes

The application must include the following:

 Contact details: Including full name, address, telephone number and e mail address  Ownership details: If the applicant does not own the property, the Council will need proof that the applicants have permission from the owner to carry out the works.  Lease details: If the applicant is the lease holder they must provide details on the length of the lease.  Description of the works: This must include a ‘schedule of works’ describing the proposed work together with a breakdown of the estimated costs.  Timescale: An approximate idea of when the work will take place and when it will be completed.

Formal Grant Offer

If a grant offer is made the offer will be based on the estimate provided by the applicant. IMPORTANT NOTE Applicants must be aware that any claim must be accompanied with evidence Including at least two quotes. (See ‘Value for Money’ criteria above).

There will be a number of conditions attached to the grant offer. (see appendix 2). Applicants must take particular care to note all of these conditions as they could put the grant offer at risk if they are not met.

The grant offer will remain available for a period of 3 months or as shown in the offer. The work must be complete within the period stated in the offer.

Approval of grant does not mean that any liability lies with the Council (as project sponsor) in the event of claims against the grant recipient, and the Council accepts no responsibility for any professional advice offered by its representatives.

The grant offer forms a contract between the applicant and the Council. If the applicant decides to accept the grant offer and agree to abide by the conditions contained in the offer, the applicant must confirm this by signing two copies of the grant offer and returning one to the Council. It is important that applicants keep a copy of the signed grant offer.

The grant offer will state the amount of money the Council is prepared to offer the applicant under the grant scheme. In all cases the grant offered will only cover part of the costs and the applicant will need to make a financial contribution towards the scheme.

IMPORTANT NOTE Applicants must not start any grant-funded work before receiving the grant offer and formally accepting the offer and conditions

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV

Eligible Works

The grant will only fund what are called ‘eligible works’. Whether an element of the scheme is to be grant aided will be at the discretion of the Council.

Examples of Grant Eligible Improvement Works

The following is a list of examples of grant eligible improvement works.  Security works e.g. security gates & locks  Plumbing (e.g. Toilets & sinks)  Plastering  Electrical wiring  Flooring and ceiling works  Painting  Pipes and gutters  Re-pointing of brickwork  Woodwork/brickwork  Re-render and re-paint  Window frames  Signage

Insurance, rent & business rates

The cost of insurance, rent & business rates are not grant eligible.

Building owners and tenants are advised that they must inform their building insurers about their proposals to carry out works. In some cases the building may not be fully covered by a standard insurance policy and additional cover may be required during the works. Most building surveyors will be covered by professional indemnity insurance, which will cover them for their liability on projects for a period of several years after completion. It is in the interest of the applicant to check that your professional agent has this type of professional indemnity insurance. The applicant must also ensure that all contractors on the project have their own insurance to cover any risk (e.g. public liability) during the building works.

What happens if the applicant moves from the premises or sells the property

The Grant is awarded to an individual property rather than a business or owner. Applicants cannot take any of the grant funded building fixtures with them if they move.

Design, aesthetics and appearance

This grant scheme places considerable importance on design and materials. The quality and appearance of buildings in the Town Centre are very important and have a considerable impact on the overall attractiveness of the area.

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV

Several areas of the town centre are covered by Conservation areas and many buildings are listed. In these circumstances special care needs to be taken when drawing up proposals and undertaking the work. In all cases the proposals require consultation with the Council’s Conservation Team who will also advise on whether specific consents or permissions are required.

The Council has produced guidance on the design of shopfronts and adverts - Supplementary Planning Guidance (SPG): Shopfronts and Related Advertisements. This document provides detailed advice on good design practice for new and altered shopfronts and advertisements. The guide aims to encourage the use of good quality materials, appropriate detailing and a design that respects the building as a whole. Any decisions on eligible works will ultimately be decided by consulting this guidance.

Security

The SPG on Shopfronts and Related Advertisements contains some advice on appropriate security measures on commercial premises. For special advice on security measures please contact the Greater Police on 0161 856 2258.

Health and Safety

A Health and Safety Statement must be provided once the grant offer has been made and prior to the work commencing. This should include details of the approximate dates when the different elements of the work are programmed, for example any scaffolding required or disruption to highways.

Approvals, permissions, consents and licences

Applicants should be aware that any works proposed in or on a building will require various approvals, permissions, consents and licences. These permissions and consents etc. will depend on a number of factors including the extent, nature and scale of the work, the ownership status of the applicant and the building location.

The Council will not release any grant funds until the applicant provides evidence confirming that all relevant approvals, permissions, consents and licences have been obtained and granted.

The following is a list of some of the approvals, permissions, consents and licences that may be required prior to starting work on site. This is not an exhaustive list. Whilst the Council will help applicants know which permissions and consents may be required, it is the applicant’s responsibility to identify and secure all necessary approvals, permissions, consents and licences. Applicants should ensure this is undertaken at the earliest stage in the project.

Planning permission and other statutory consents

Depending on the extent of the proposed works, it is possible that planning consent will also be required. If this is the case a separate planning application and scale drawings prepared by a professional agent may be required to show the extent of all new work.

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV

Planning Permission- Most building work to commercial properties will require planning consent

Conservation & Listed Buildings - Several areas of the town centre are covered by Conservation areas and many buildings are listed Most of the inner town centre is in a Conservation Area and you may need Conservation Area Consent for your proposed work.

Advertising Consent- may be required for new fascia or hanging signs. Building Regulations- you will need to check whether building regulations approval is required for your scheme.

It can take up to about two months to decide a planning application, advertisement consent or other statutory consent so applicants need to build this into their timetable.

Environmental Procurement Guidance

The Council is committed to protecting and enhancing the environment both locally and globally and we would also like to encourage local businesses to do so likewise. A useful website for information is: www.greatermanchester-ca.gov.uk/info/20005/low_carbon

Safety inspections and / or certificates

Any works requiring safety inspections and / or certificates must be carried out by an appropriately qualified professional.

Changes to the Agreed Scheme

If applicants want to make any changes to the proposals after the grant offer letter has been signed, the applicants must inform the Council in writing prior to undertaking the changes. The Council will then inform the applicant whether or not the proposals are considered to be acceptable under the agreed scheme.

Monitoring

Occasionally, both during and after completion of your improvement works, the Council may ask the applicant to supply information about the project.

Submitting a claim

When applicants submit a claim for the grant funds the claim must be accompanied with the following evidence:  At least two quotes. The claim will be settled on the value of the lowest of these quotes.  A breakdown of the individual cost of each element of the scheme,

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV  The total price for the scheme including VAT as a separate item.  Confirmation that all relevant approvals, permissions, consents and licences have been obtained and granted.

Confirming work is completed

When applicants submit a claim an on-site visit will be requested by the Council to check that the work described in the approved grant application has been carried out. Please note, this visit is not to confirm that the work has been undertaken to specific standards. The visit is simply to support the evidence that the work has been completed.

The Council will endeavour to pay the grant as soon as possible after works are completed. The Council will also confirm in writing that the scheme has been completed and remind applicants of any ongoing grant conditions.

To help the Council process the claim efficiently and avoid delays, applicants should respond promptly to any requests for information.

Useful contacts

Growth [email protected]

Planning Services - Development Management (for planning applications) [email protected] www.stockport.gov.uk/services/environment/planningbuilding/?view=Standard

Building Regulations - Building Control (for building regulation applications) [email protected] www.stockport.gov.uk/services/environment/planningbuilding/buildingregulations/

Conservation Advice www.stockport.gov.uk/historicareas

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV Permits and Licences (highway related permits and licences - including scaffolding, skips and advertising boards) www.stockport.gov.uk/services/transport/highwayandstreetlightmaintenance/permitlice nce

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV Appendix 1

Examples of Grant Conditions

1. Grant is paid retrospectively on completion of all building works.

2. No grant eligible work must start before the receipt of the grant offer letter.

3. The offer of grant relates directly to the applicants schedule of works received by the council.

4. This offer is the maximum grant payable on this scheme and if savings are made there will be a pro rata reduction in grant. It must be emphasised that there is no obligation to increase the grant offer in the event of cost increases on eligible work. Any additional funding will be at the discretion of the Council, and will only be considered in exceptional circumstances, for truly unforeseeable additional costs.

5. All work will be inspected on site by the Council to check that the work carried out is as described in the grant offer letter, before any grant payment is made. Please note that the Council inspection will not constitute a guarantee that the work has been carried out to a satisfactory standard (as this remains the applicant’s responsibility).

6. Applicants must provide a written statement indicating your satisfaction that the works have been completed to a satisfactory standard before grant payment is made.

7. The applicant undertakes to maintain the grant aided works in good condition to the satisfaction of the council for 3 years from the completion of the works.

8. The applicants must allow access to the site for monitoring purposes.

9. All necessary statutory consents must be obtained prior to submission of the grant claim.

10. All repair, restoration work and improvement to the property funded under this scheme will be regarded as fixtures and will remain fixed to the property and transferred with the property to any succeeding owner or tenant.

11. The applicant must inform the council of any change in ownership or tenants of the property in order that the council can ensure that any new occupiers are made aware of any outstanding grant conditions.

12. The applicant must provide information for the purpose of monitoring outputs, as specified by the council, both during and post completion of works.

Stockport Business Rates off-set Improvements Scheme (2016) INFORMATION PACK (V6) GV