One of the biggest challenges in the UK’s planning system is the lack of certainty. If you’re considering purchasing land, how can you be sure it’s suitable for development? And if you already own a site, how do you attract investors without clarity on what can be built?
The UK government has proposed significant planning reforms to tackle these uncertainties, but for now, pre-application discussions with local councils remain the best tool for gaining insight into the feasibility of a project—without the risks of a formal planning application. While pre-application advice isn’t necessary for straightforward projects, it is invaluable for more complex or unconventional proposals.
In this article, we’ll explore what pre-applications involve, their benefits and drawbacks, and how they fit into a strategic approach to securing planning permission.
What Is Pre-Application Advice?
A common misconception is that pre-application advice is an informal chat with a duty planner who gives instant feedback on your proposal. In reality, pre-applications are more structured.
Many local authorities provide a duty planner service to assist householders in determining whether planning permission is needed, but this service does not always include pre-application advice. Most councils will offer pre-application guidance for an additional fee, which can be useful if, for example, you’re considering a mansard roof extension in a street where none exist.
However, much of this information is often available in the council’s design guides or past planning decisions, meaning a well-researched applicant may not need to pay for basic pre-application advice. In addition to this, pre-applications do not have a statutory period within which councils need to respond so with the busiest LPA’s your pre-app request may find itself pushed behind more urgent full planning applications.
The Role of Formal Pre-Applications
For larger or more complex and contentious projects, such as building a new house, a block of flats, or an extension with a unique design, or extensive works to a listed building, we strongly advise that a formal pre-application is a critical first step.
A formal pre-app submission typically includes:
A written description of the proposal
Architectural planning drawings of the existing site and the proposed development
Site photographs
Supporting reports, such as a tree survey, transport assessment, or daylight/sunlight report are also useful at this stage.
Planning officers will review these materials, consult relevant specialists (e.g., tree or heritage officers), and provide written feedback or arrange a meeting before issuing formal advice. The more information you can provide the better!
Does Pre-Application Advice Cost Money?
Yes, pre-application advice comes at a cost, often exceeding the standard planning application fees. Fees vary between councils. For example:
Hertsmere Council charges £180 for written advice on a householder application and up to £4,200 for a 5-9 unit residential scheme.
Redbridge Council charges £175 for written householder pre-apps but a lower fee (£1,850) for a meeting and written advice on a 5-9 unit scheme.
Some councils offer verbal advice or desktop study advice options. We always advise paying more to have an in person meeting along with the written feedback to get the most out of the process.
In addition to council fees, you’ll need to budget for architectural and planning consultancy costs, as well as potential surveys. Despite these costs, we strongly advocate for pre-applications—here’s why.
What Happens If You Skip Pre-Application Advice?
Without pre-application advice, you’re taking a risk. You may spend significant amounts on architectural drawings, specialist reports, and planning fees only to face rejection. In some cases, councils may request additional reports mid-application, leading to costly redesigns and extended timelines.
Some developers argue that resubmitting after a refusal is free, so they’d rather submit a full planning application and adjust based on the council’s feedback. While this can work, repeated applications can frustrate planning officers, reducing the likelihood of approval.
Is Pre-Application Advice Worth It?
Pre-application advice removes guesswork. Even if you’ve studied the council’s planning policies and reviewed past approvals in your area, there’s no guarantee your project will receive the same treatment.
For straightforward extensions in line with existing approvals, a pre-app may not be necessary. However, if you’re proposing an innovative design, a backland development, or a scheme in the Green Belt, a pre-app can provide crucial clarity before submitting a formal application.
Our Approach to Pre-Application Advice
At Open Volume Studio Ltd, we believe that great design plays a pivotal role in the success of a planning application. While a well-designed scheme won’t overturn fundamental policy restrictions, it can shift a council’s stance from sceptical to supportive.
We don’t approach pre-applications with rough sketches. Instead, we prepare a well-developed design and planning argument from the outset. This ensures that if the council is supportive, we’re already 70% of the way towards a full application.
Flexibility is key—if the council suggests modifications that still align with the project’s objectives, adapting early can significantly improve the chances of approval. The best pre-application processes involve collaborative discussions between applicants, architects, and planning officers, rather than an adversarial approach.
Pre-Applications Are Confidential
Unlike formal planning applications, pre-application discussions are not published on council websites. This allows developers to refine their proposals and engage with planning officers before facing potential objections from the local community. Objections and rejections at planning can also have an impact on the value of the property.
However, it’s important to note that pre-app advice can be disclosed if requested under the Freedom of Information Act, though this is more common for large-scale developments.
Investing in Pre-Applications: Pay Now, Save Later
While pre-apps require upfront investment, they can prevent costly refusals and redesigns, saving you both time and money overall. Engaging experienced architects such as Open Volume Studio Ltd and planning consultants from the outset can significantly improve the chances of securing permission while enhancing the overall design quality.
If you’re considering a development project, whether a home extension or a multi-unit scheme, pre-application advice can be the strategic advantage you need for a smoother planning process and a successful outcome.
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