Apply for planning permission
Step-by-step guide to submitting a planning application in England. Covers application types, required documents, fees, the determination process, …
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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.
Guide summary
Get pre-application advice from your local council before you apply for planning permission. This helps you spot problems early and improve your chances of success. Fees range from free to £20,000, depending on the size of your project.
- Check your local council's pre-application service on their website
- Provide a site plan, sketches, and a description of your project
- Pay the fee — fees range from free to over £20,000
- Attend a meeting with your planning officer if offered
- Read the written advice and change your plans to address any issues
- Reference your pre-application advice in your formal application
- Response times are usually 4 to 6 weeks for householder projects
- Pre-application advice is not final but shows you followed good practice
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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.