Building Safety Levy

The Building Safety Levy is a national charge applied to most new residential developments in England through the building control process. The levy comes into effect on 1 October 2026 and applies to chargeable developments unless a statutory exemption applies. Telford & Wrekin Council is responsible for administering and collecting the levy for developments within the borough.

This page provides guidance for developers, agents and applicants on levy requirements, levy rates, exemptions and payment arrangements.

What developments are reviewed for levy purposes?

The Building Safety Levy applies to residential developments creating:

One or more new dwellings.
Purpose Built Student Accommodation (PBSA) bedspaces.

Applicants must provide levy information as part of the relevant building control application process to enable Telford & Wrekin Council to assess whether a levy charge is payable and, where applicable, calculate the amount due.

This includes developments which may ultimately be exempt from the levy or fall below the levy charging thresholds.

Submission of levy information does not automatically mean that a levy payment will be required. Some developments may qualify for exemptions, discounted rates or result in no levy being payable following assessment.

Levy Rates

Levy rates are set by Government and vary depending on:

The location of the development.
Whether the development qualifies for the Previously Developed Land (PDL) discounted rate.
The Gross Internal Area (GIA) of the chargeable floorspace.

Levy rates applicable in Telford & Wrekin are published by Government and are subject to periodic review.

Standard Rate: £24.37/m²

Previously Developed Land Rate: £12.18/m²

Building Safety Levy: Guidance - Section 2: Levy rates and calculations - Guidance - GOV.UK

Forms and Guidance

The following forms are available to support the Building Safety Levy process:

Building Safety Levy Information (Application Stage)

BSL-DOC-01 – Building Safety Levy Information (Application Stage) (.docx Size: 203Kb)

must be submitted with the relevant building control application (Full Plans application, Initial Notice or Higher-Risk Building application). It is used to identify developments that may be within scope of the levy and any exemptions, discounts or reduced rates that may apply

Building Safety Levy Charging Information (Commencement Stage)

BSL-DOC-08 – Building Safety Levy Charging Information (Commencement Stage) (.docx Size: 201Kb)

may be required at commencement stage to support levy assessment and calculation. The form is used to collect information relating to charging conditions, exempt dwellings, planning information and supporting evidence

Developer Information Pack

BSL-DEV-01 – Building Safety Levy: Developer Information Pack (.docx Size: 210Kb)

provides detailed guidance on:

· Levy scope and thresholds.

· Exemptions and reduced rates.

· Levy calculation principles.

· Submission requirements.

· Payment arrangements.

· Reviews and appeals.

· Previously Developed Land (PDL)

Previously Developed Land (PDL) Evidence Requirements

BSL-DEV-02 – Previously Developed Land (PDL) Evidence Requirements (.docx Size: 30Kb)

Provides guidance on the evidence that may be submitted in support of a claim for the Previously Developed Land discounted levy rate, including:

· Planning records.

· Historic maps.

· Aerial photography.

· Site surveys.

· Evidence of lawful development.

· Examples of qualifying and non-qualifying development

Exemption Evidence Requirements

BSL-DEV-03 – Exemption Evidence Requirements (.docx Size: 30Kb)

Provides guidance on the evidence that may be submitted in support of a claim for a Building Safety Levy exemption, including:

· Affordable housing evidence.

· Registered Provider evidence.

· Supported housing evidence.

· Exempt accommodation evidence.

· General documentary requirements.

Levy Assessment and Payment

Telford & Wrekin Council acts as the Building Safety Levy collecting authority for developments within the borough. The levy charge is assessed following submission of the required levy information and supporting evidence.

Payment of any levy due must be made before the earlier of:

· Occupation of the development; or

· Completion of the works.

Failure to pay the levy may result in the withholding of the completion certificate or final certificate until the levy has been paid.

Further Information:

Building Safety Levy Guidance

https://www.gov.uk/guidance/building-safety-levy-guidance

The Building Safety Levy (England) Regulations 2025

https://www.legislation.gov.uk/uksi/2025/1236/contents/made

Previously Developed Land (PDL)

Developments on qualifying Previously Developed Sites may be eligible for a 50% discounted levy rate.

The Building Safety Levy definition of Previously Developed Land differs from the planning system definition of brownfield land and applicants should not assume that a site qualifying as brownfield land for planning purposes will automatically qualify for the Building Safety Levy reduced rate. In addition to buildings, certain lawful permanent structures and surfaced areas may qualify as previously developed land.

Examples may include:

· Buildings and extensions.

· Roads and access roads.

· Car parks and loading areas.

· Hardstandings and surfaced yards.

· Other permanent load-bearing surfaced areas.

Wholly underground structures do not qualify as Previously Developed Land for levy purposes. Where underground structures extend beyond the footprint of an above-ground structure, the underground area extending beyond that footprint is disregarded when determining whether a site qualifies for the discounted rate.

To qualify for the discounted rate, at least 75% of the land within the planning permission red-line boundary must meet the levy definition of Previously Developed Land.

Applicants claiming the discounted rate must provide supporting evidence.

Building Safety Levy: Guidance - Section 2: Levy rates and calculations - Guidance - GOV.UK

Exemptions

Some developments may not be liable to a Building Safety Levy charge. This includes developments which fall below the levy thresholds, certain forms of affordable housing, supported housing, development by qualifying Registered Providers, and other developments specified in the Regulations.

Applicants must still provide the required levy information, even where they believe a development is exempt or falls below the levy thresholds. Liability, exemptions and discounted rates are determined following assessment of the information and supporting evidence submitted.

Applicants claiming an exemption must provide supporting evidence.

The full exemption criteria are set out in the Building Safety Levy Guidance and The Building Safety Levy (England) Regulations 2025.

Further information:

Building Safety Levy Guidance – Section 1: Introduction

https://www.gov.uk/guidance/building-safety-levy-guidance/section-1-introduction

The Building Safety Levy (England) Regulations 2025

https://www.legislation.gov.uk/uksi/2025/1236/contents/made

Reviews and Appeals

Review by the Collecting Authority

Where a developer disagrees with a levy calculation, refund calculation, or a decision not to issue a refund, they may request a review by Telford & Wrekin Council as the collecting authority.

Requests for review must be submitted within the timescales specified in the Building Safety Levy Guidance. Applicants should ensure any supporting information is submitted as part of the review request. Applicants should refer to the current Government guidance for details of the review process and requirements.

Further information: