Pre application planning advice can help you understand whether your development proposal is likely to be acceptable before you submit a formal planning application. Whether you are planning a house extension, converting a property, developing a new building or changing the use of land, seeking advice at an early stage can help you identify potential challenges and make informed decisions about your project.
The planning process involves more than completing an application form. Your proposal must be considered against relevant planning policies, the characteristics of the site and its surroundings, and any other material planning considerations. Understanding these factors before committing to detailed designs or submitting an application can save time, reduce uncertainty and help you prepare the information your local planning authority needs.
This article explains what pre-application planning advice involves, why it matters, what to prepare and how Planning Build can support your development.
What Is Pre-Application Planning Advice?
Pre-application planning advice is guidance sought before submitting a formal planning application. It can involve discussions with your local planning authority, a planning consultant or other relevant professionals to assess a proposed development and identify issues that may affect its acceptability.
When seeking advice from a local planning authority, you may be able to discuss your plans with a planning officer and receive feedback on relevant policies, site constraints, supporting documents and potential concerns. Some councils provide written advice, arrange meetings or offer different levels of service depending on the scale and complexity of the proposal.
You can also seek independent advice from a planning consultant. A consultant can review your plans, consider relevant planning policies, assess potential risks and help you determine the most appropriate next steps.
Pre-application advice is particularly useful when a proposal involves significant changes to a property, a complex site or a development that may raise concerns about its impact on neighbouring properties or the surrounding area.
However, pre-application advice is not the same as planning permission. It does not authorise you to begin development, and feedback from a planning officer does not guarantee that a subsequent application will be approved.
Why Is Pre-Application Planning Advice Important?
Seeking advice before submitting your application can help you make better decisions about your development.
1. Understand Whether Your Proposal Is Feasible
Before investing heavily in architectural drawings, surveys or other professional services, it is worth assessing whether your proposal is realistic from a planning perspective.
Early advice can help you understand how relevant planning policies may affect your development. For example, a proposed extension might raise concerns about its size, appearance, impact on neighbouring properties or relationship with the existing building.
Identifying these issues early gives you an opportunity to reconsider your design before moving further into the application process.
For a more detailed assessment of your options, explore Planning Build’s feasibility advice and strategy service.
2. Identify Potential Planning Problems
Some development proposals face challenges because of site-specific restrictions or planning considerations that are not immediately obvious.
These might include conservation area requirements, the presence of protected trees, access difficulties, flood risk, overlooking or the effect of a proposed development on the character of the area.
Pre-application discussions can help highlight issues that need further investigation. Depending on the proposal, you may need additional information, specialist reports or changes to the design.
Although early advice cannot identify or resolve every possible issue, it can help you prepare for the matters most likely to affect your application.
3. Understand the Information You Need to Submit
Planning applications must include the information required by the relevant local planning authority. The exact requirements depend on the type of development, its location and any applicable local validation requirements.
Through pre-application advice, you may be able to clarify which documents are needed and whether specialist supporting information is likely to be necessary.
This can help reduce the risk of submitting an incomplete application and facing avoidable delays during validation.
Depending on your project, the required documents may include location plans, existing and proposed drawings, a planning statement, a Design and Access Statement or technical reports.
Read more about planning application drawings and their requirements before preparing your submission.
4. Improve Your Development Proposal
Early feedback can help you identify changes that may make your proposal more acceptable in planning terms.
For example, you might need to reduce the scale of an extension, reconsider the position of windows, improve the proposed access or change the layout to reduce the impact on neighbouring properties.
Making adjustments before submitting an application can be more straightforward than redesigning a scheme after concerns have been raised.
The aim is not simply to secure positive feedback. It is to develop a proposal that responds appropriately to the site, relevant planning policies and the likely concerns of the local planning authority.
5. Make Better Financial Decisions
Development projects involve several costs, including design work, surveys, planning application fees and professional services.
If a proposal has significant planning challenges, understanding them early can help you decide whether to proceed, revise the scheme or explore alternative options.
This does not mean that pre-application advice will always reduce your overall costs. Councils may charge for their advice services, and you may need to pay for professional assessments before receiving useful feedback.
However, early consideration of planning risks can help you avoid committing resources to a proposal without first understanding its potential difficulties.
What Does the Pre-Application Planning Advice Process Involve?
The process varies depending on the development and the local authority, but it generally follows several stages.
Step 1: Define Your Development Proposal
Start by establishing what you want to achieve. This could involve extending a house, converting a building, creating additional residential units or developing a site for a new purpose.
You do not necessarily need a fully developed design at this stage. However, you should have enough information to explain the proposed development clearly.
Consider the intended use, approximate size, location, layout and any changes you expect to make to the existing property or site.
Step 2: Review the Site and Relevant Planning Policies
The location of your development can significantly affect what may be acceptable.
Review the relevant local planning policies and consider whether the site has any constraints. These could include conservation area status, listed building considerations, access restrictions or environmental issues.
You should also consider the relationship between your proposal and neighbouring properties, nearby buildings and the wider area.
A planning consultant can help you interpret the relevant policies and identify matters that may require further investigation.
Step 3: Prepare Information for the Discussion
The information required depends on the complexity of your proposal and the service offered by the local authority.
You may be asked to provide:
- A site location plan.
- Photographs of the existing property or land.
- Sketches or preliminary architectural drawings.
- A description of the proposed development.
- Details of the intended use and approximate scale.
- Information about known site constraints.
- Relevant surveys or technical reports, where necessary.
You should check your local authority’s requirements before submitting a request. Providing clear and relevant information will help the planning officer understand what you intend to do.
Step 4: Request Pre-Application Advice
Contact your local planning authority to find out whether it offers a pre-application advice service, what the service includes and whether a fee applies.
Some authorities provide written responses, while others offer meetings or more detailed assessments for complex proposals.
You can use this stage to ask specific questions about planning policy, design considerations, supporting documents and potential obstacles.
If you appoint a planning consultant, they can review the proposal before the discussion and help you focus on the issues that matter most.
Step 5: Review the Feedback and Refine Your Plans
Once you receive advice, consider how it affects your development.
You may need to revise the design, obtain further technical information, provide additional justification or reconsider aspects of the proposal.
Pre-application advice is most useful when you treat it as an opportunity to improve your plans rather than simply as a preliminary approval check.
After reviewing the feedback, you can decide whether to proceed with a formal application and what changes or additional information should be incorporated.
For a breakdown of the next stage, read about the planning application process.
What Questions Should You Ask During Pre-Application Discussions?
Preparing questions beforehand can help you make the most of your discussion with the local planning authority or planning consultant.
Consider asking:
- Which planning policies are most relevant to my proposal?
- Are there any obvious constraints affecting the site?
- Does the proposed scale, layout or appearance raise potential concerns?
- Are there likely to be issues involving neighbouring properties?
- What supporting documents, surveys or technical reports may be required?
- Are there alternative approaches worth considering?
- Are there any other permissions or approvals I should investigate?
- What changes could improve the proposal before formal submission?
The questions will depend on your project. A house extension may require particular attention to scale, overlooking and design, while a larger development could involve access, infrastructure, environmental considerations and wider planning policy.
Remember that the responses are guidance rather than a guarantee of the final decision.
Is Pre-Application Planning Advice Compulsory?
For most ordinary planning applications, pre-application advice is not a general legal requirement. However, it is often encouraged because it can help applicants identify issues and prepare more complete proposals.
The position can differ for particular types of development, especially major projects with specific consultation or procedural requirements. You should check the rules that apply to your proposal rather than assuming the same process applies to every development.
In England, the Planning Portal recommends considering pre-application discussions with the local planning authority. These discussions may help clarify local requirements, identify potential problems and establish what information should accompany the application.
You should also check whether your council charges for this service. Fees, the level of advice provided and response times can vary between authorities.
Most importantly, do not treat informal feedback as permission to start building. You must establish which permissions and approvals your development requires before carrying out work.
Frequently Asked Questions
How much does pre-application planning advice cost?
The cost depends on who provides the advice, the complexity of the proposal and the level of service required. Some local planning authorities offer basic guidance without charge, while others charge for written advice, meetings or more detailed assessments. Private planning consultants set their own fees.
Check what is included before paying for a service, including whether you will receive written feedback and whether further discussions are available.
How long does pre-application planning advice take?
There is no single timescale for every pre-application enquiry. Response times depend on the local authority, its workload, the type of service requested and the complexity of the proposal. Check the council’s published service standards before making plans around a particular date.
Does pre-application advice guarantee planning permission?
No. Pre-application advice is not a formal planning decision and does not guarantee approval. The authority must assess a subsequent application on its merits, taking account of relevant planning policies, material considerations and any consultation responses.
Can I change my plans after receiving pre-application advice?
Yes. One of the main benefits of seeking advice early is that you can revise your proposal before submitting a formal application. Changes may help address concerns identified during the discussions, although significant revisions may require further advice or additional information.
Should I get pre-application advice before hiring an architect?
You can seek initial planning advice before appointing an architect, particularly if you want to understand the feasibility of your project. However, preliminary drawings are often useful when discussing a proposal with the local authority. A planning consultant and architect may also work together to develop a design that responds to planning requirements.
Prepare Your Development Proposal With Confidence
Pre-application planning advice can help you understand the opportunities and constraints affecting your development before you submit a formal application. By identifying potential problems, clarifying information requirements and considering feedback early, you can make better-informed decisions about your plans.
The most appropriate approach depends on the nature of your project, the site and the planning considerations involved. Taking time to assess these factors at the beginning can help you establish a clearer route towards your planning application.
If you are considering a development and want to understand your options, contact Planning Build to discuss the planning support that may be suitable for your project.
