Apply for planning permission
Step-by-step guide to submitting a planning application in England. Covers application types, required documents, fees, the determination process, …
Get pre-application advice
How to use pre-application advice from your local planning authority to improve your chances of getting planning permission. Covers what to submit, typical fees, and making the most of officer feedback.
UK-wide
Guide summary
Use your local planning authority's pre-application advice service before submitting a planning application. This helps identify issues early and improves your chances of approval. You'll need to submit some details and pay a fee which varies by project size.
- Check your local council's pre-application service online
- Submit site plans and a description of your project
- Pay the fee: from £100 for homes to £5,000+ for major projects
- Expect a response in 4-6 weeks for most applications
- Use the advice to improve your plans before applying
- Include the pre-application reference in your formal submission
- Major developments typically cost £1,500-£5,000 for advice
- Householder projects usually cost £100-300
- Meetings with planning officers often available
- Pre-application advice is not binding but strongly recommended
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UK-wide
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Pre-application advice is a service offered by local planning authorities where planning officers assess your proposals before you submit a formal application. While not mandatory, it is strongly recommended for anything beyond minor works.
Good pre-application engagement significantly improves your chances of a successful outcome and can save substantial time and money.
Why use pre-application advice
What pre-application advice covers
A pre-application response will typically address:
- Policy compliance: Whether your proposal accords with the local plan and NPPF
- Key constraints: Designations, flood risk, heritage, ecology, or highways issues affecting your site
- Design feedback: Comments on scale, layout, appearance, and relationship to surroundings
- Required supporting documents: What surveys, assessments, and reports you will need
- Likely obligations: Indicative S106, CIL, and affordable housing expectations
- Officer recommendation: Whether the officer would be minded to support the proposal
Pre-application advice is not binding on the LPA, but it carries significant weight in demonstrating you have engaged constructively.
How to get pre-application advice
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1
Check your LPA's pre-application service
Visit your local planning authority's website to find their pre-application advice service. Most LPAs offer tiered services based on the scale of development, with different fees and response times.
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2
Prepare your submission
Include as much detail as possible: site location plan, sketch proposals or concept drawings, a written description of what you want to do, and any known constraints. The more you provide, the more useful the response will be.
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3
Submit and pay the fee
Complete the LPA's pre-application form and pay the relevant fee. Fees are set locally and vary considerably - from free for householder enquiries to several thousand pounds for major developments.
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4
Attend the meeting
Many LPAs offer a meeting with the case officer as part of the pre-application service. Prepare questions in advance and bring anyone involved in the design (architect, agent) who can respond to feedback on the spot.
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5
Review the written response
The LPA will provide a written response setting out their assessment. Read it carefully and address every point raised before submitting your formal application.
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6
Adjust your scheme
Amend your proposals to reflect the pre-application feedback. If the officer raised concerns, your formal application should demonstrate how you have addressed each one.
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7
Reference pre-application advice in your application
When you submit, include the pre-application reference number and a statement explaining how you have responded to the advice received. This demonstrates constructive engagement.
Typical pre-application fees
Fees vary by LPA and development scale. Typical ranges:
| Development scale | Typical fee range | Response time |
|---|---|---|
| Householder | Free to GBP 150 | 4-6 weeks |
| Minor (1-9 dwellings) | GBP 300 to GBP 1,500 | 6-8 weeks |
| Medium (10-49 dwellings) | GBP 1,500 to GBP 5,000 | 8-12 weeks |
| Major (50+ dwellings) | GBP 5,000 to GBP 20,000+ | 8-12 weeks |
| Commercial (minor) | GBP 200 to GBP 1,000 | 6-8 weeks |
| Commercial (major) | GBP 2,000 to GBP 10,000+ | 8-12 weeks |
Some LPAs offer a follow-up meeting or revised assessment at reduced cost if you amend your scheme based on initial advice.
Pre-application advice is an investment, not a cost. The fee is typically a fraction of the full application fee. Identifying issues early avoids the far greater cost of a refusal, appeal, or redesigned scheme.