Most councils offer a pre-application advice service: you send in your proposal before making a formal application, and a planning officer gives a view on whether it's likely to be acceptable. It isn't a decision, but it can save time and money.
When it's worth it
Pre-application advice is most useful when:
- the principle is uncertain, such as a new house in a garden, a plot on the edge of a village, or a change of use
- the site is sensitive: a listed building, a conservation area, or close to protected trees or wildlife
- the scheme is larger or more complicated, such as several homes, a barn conversion or a commercial use
- the site has a history of refusals and you need to know what would change the council's mind
When it may not be
For a straightforward extension that follows the council's design guidance, pre-application advice can add weeks without telling you much more than an experienced planner could. In those cases it's often quicker to submit a well-prepared application and talk to the case officer during the process.
What it can and can't do
The advice is the officer's informal view. It isn't binding on the council, and the final decision still takes account of consultees and anyone who comments on the application. But clear, positive advice carries weight, and a negative response tells you what to fix before you've spent money on a full application.
Making the most of it
The quality of the advice depends on what you send in. A sketch and a paragraph get a cautious, general answer. A proper submission, with site plans, the planning history, a design in 3D and a short explanation of how it meets policy, gets a far more useful response. Where it helps, ask for a meeting on site with the officer, and for the conservation officer to be involved if the building is listed.
How we can help
We decide with you whether pre-application advice is worthwhile, prepare the submission, go to the meeting, and then turn the advice into a design that's ready to submit. See our pre-application advice page.
Book a free home visit
Not sure whether your project needs pre-application advice? Ben will visit, look at the site and its history, and give you an honest view of the best route to a decision.
Every site is different. This guide is general information, not advice on your project. For a straight answer about your property, book a free home visit: Ben will come and look, with no obligation.
Who'll handle your project: Benjamin Plunkett, our Managing Director and Planning & Heritage Consultant, is your point of contact from the first site visit to the decision. Charlie Plunkett MCIAT produces the drawings.
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