Such advice is often informal and as such will not be binding for a subsequent application.
Pre-Application Planning
Pre-Application Planning Help & Advice
What is Pre Application Planning ?
This is the informal process of seeking advice from the local planning authority to obtain their opinion before submitting a full application.
Such advice can be very beneficial in understanding what information is likely to be required during a formal planning application as well as the policy context that the application sits in.
One of the main reasons Plande submit a Pre-application is to seek the informal opinion of the local Planning Officer or Conservation Officer (in the case of conservation areas or listed buildings). For example, where there are matters relating to potential design issues, or where applications do not sit neatly within any particular planning context.
By entering into pre-application discussions we improve the chance of the application being successful. We help the planning authority to understand and resolve any potential issues with the new development. We discuss the impact of how any planning conditions may impact the development and and identify any documentation that may be required to accompany the application. This process can avoid potential delays during the validation process.
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How much does pre-application advice cost?
Pre-Application advice costs vary depending on the local authority and whether the applications are for a householder or full applications.
Some local authorities do not charge for household advice whereas some make a nominal charge. For larger applications the fee varies depending on the scale of the application. It is often charged on the number of units. For commercial projects it is based on the size of the development.
For small applications such as individual dwelling houses, the cost of Pre-Application advice can sometimes be more than the actual cost of a full application!
Please contact us for more details.
How long does it take to obtain Pre-application advice?
Local authorities can set their own time frames for advice. Some take a few days while others can take up to 8 to 12 weeks. It really depends on the authority. Why not give us a call to discuss? 0333 444 3433
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Should I seek Pre Application Advice?
To determine whether it is worth getting Pre-Application advice it is essential to consider the individual application.
We would always advise seeking professional advice and assistance from a Planning Consultant, prior to starting any application process. Plande will be able to provide some of the information that the local authority would do. This early assistance could give you a much better informal opinion from the LPA once Pre-Application advice is submitted.
Pre-Application example
With householder applications, local authorities will set out in their supplementary planning guidance requirements for extensions. It is more useful to understand those documents, and ensure designs comply with the guidance before submitting a full application.
Seeking Pre-Application advice and submitting pre-application planning is vital in obtaining approval for your project, particularly where schemes are large and complicated. We also need to consider local policies and Town or Citywide impacts. For example – large regeneration projects.
Where many considerations or consultation responses are required, seeking an informal opinion from an LPA can be very helpful in getting approval.
Another benefit of Pre-Planning advice is that the discussion is rarely made public on the local councils portal. Neighbours or other interested parties who may have issues with the scheme are not informed. This enables discussions with the Local Planning Authority to take place to establish the main issues and any contentious aspects without interference. Applicants and planning departments can test ideas and establish the likely frameworks/parameters to which designs should adhere to. For example – scales, density, heights and design strategy can be discussed without having outside influences.
Should Pre-Application advice always be sought?
Pre-Planning Advice is not necessary in every case, especially when using a planning consultant such as Plande
We understand the planning context, which includes local planning policies and supplementary planning guidance. We also understand the likely impact on neighbouring properties.
We can identify if an application is likely to fail, for example, buildings on grey belt or replacement dwellings. By submitting a pre-planning application we can confirm if this may be the case before submitting a full application.
In some cases, submitting a robust package with full justification is the best option, particularly if the Council is unlikely to support it, and a subsequent appeal is likely to be required.
Most Local Planning Authorities have limited resources during planning applications. Pre-planning advice is beneficial to quickly establish likely issues, especially as part of an overall planning strategy, prior to a full planning application. This is done at the very early stages to help reduce the time of the application process, especially where an appeal was negated.
Some planning authorities prefer applicants to go through the Pre-Application Planning advice process. It helps iron out issues prior to the submission of a formal application. This minimises delays and maximises the chance of applications being accepted.
Disclaimer: This page provides an introduction only and is not a definitive statement of the law and should therefore not be relied upon. The information above relates to England only. Policies across the rest of the UK may differ. Contact your Local Planning Authority for advice and confirmation before any works are carried out. All images used are for illustrative purposes only. Read the full disclaimer here.
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Whether you need an expert on your team to secure permission for a major mixed-use scheme or a unique self-build home, our fresh planning insights will help you achieve your goal.
