What Pre Applications Consider
A good pre-application submission is not just a description of what you want to build. It anticipates how the authority will assess the scheme and frames the right questions to secure constructive, actionable feedback.
- Relevant local and national planning policy, design guidance and constraints
- Site context, planning history and local decision-making pattern
- Principle of development, use, density and scale
- Design, character, townscape and landscape considerations
- Residential amenity impacts (privacy, outlook, daylight, noise)
- Access, parking and highways implications
- Heritage and conservation constraints where applicable
- The likely scope of supporting reports (for example, ecology, trees, transport, drainage)
- Consultation risk and how to position the proposal to secure a helpful response
When this service is appropriate
Use this service where early clarity is needed before investing further in design, surveys, or a full planning submission. This is particularly appropriate:
- For new dwellings, infill development, intensification, or complex extensions
- For sites affected by planning designations, constraints or sensitive context (including conservation areas and listed buildings)
- Where there is planning history that may influence officer expectations
- When options are still flexible and you want to test scale, massing, layout or access approach
- When you need to understand what supporting information will be required for validation and decision-making
- Where there is a commercial need to reduce risk ahead of purchase, funding decisions or negotiations
A well-prepared pre-application can help secure clearer direction, reduce avoidable design cycles, and improve the quality and robustness of the eventual submission.
Frequently Asked Questions
What are pre applications and why use it?
A pre-application is an informal request for planning officer feedback before a formal application is submitted. It is used to identify likely issues early, test the acceptability of the principle and approach, and clarify what evidence and amendments may be needed to support a successful application.
What sort of projects benefit most from pre-application advice?
Pre-applications are most useful for proposals with higher planning risk, sensitivity or cost exposure. This includes new dwellings, more significant residential development, schemes in conservation areas, works affecting listed buildings, and proposals where access, design or amenity impacts may be finely balanced.
What information should be included in a pre-app submission?
Requirements vary by authority, but typically include a clear description of the proposal, site location plan, relevant drawings, and a concise planning rationale. Where constraints are likely, it is often beneficial to provide targeted supporting information so the authority can give meaningful advice rather than generic comments.
Do councils charge for pre-application services?
In most cases, yes. Many authorities charge for written advice, meetings, or both, with fees varying by project type and scale. We help you choose the right pre-application route, prepare a proportionate submission, and budget appropriately for the likely value of the response.
