What Is a Pre-Application?
- 3 hours ago
- 5 min read
A planning pre-application, often shortened to pre-app, is a way of asking the local planning authority for informal advice on a proposed development before submitting a full planning application.
It can be particularly useful where there is uncertainty around whether a proposal is likely to be supported, where the site has planning constraints, or where you want feedback before spending money on a full application and supporting surveys.
What does a pre-application involve?
A pre-application usually involves submitting enough information for the council to understand the proposal and provide an initial planning view.
Depending on the project, this may include:
a site location plan
existing site information
concept drawings
proposed site layout
photographs
a short description of the proposal
information about access, scale and appearance
details of any known planning constraints
For more complicated sites, the submission may also refer to matters such as ecology, highways, heritage, drainage or landscape impact.
The level of detail should be proportionate to the proposal. The aim is usually to give the planning officer enough information to comment meaningfully without preparing the entire planning application first.
Is a pre-application the same as planning permission?
No.
A pre-application does not grant planning permission.
It is an informal opinion from the local planning authority about the proposal based on the information provided at that time.
The council may indicate that a scheme is:
likely to be supported
potentially acceptable subject to changes
unlikely to receive support
dependent on further information or specialist reports
A formal planning application would still be required before development could proceed.
Is pre-application advice legally binding?
Usually not.
Pre-application advice is generally given without prejudice to the final decision on a planning application.
That means the council's eventual decision could differ if:
the proposal changes
new information comes to light
consultees raise concerns
planning policy changes
the application receives objections
additional site constraints are identified
However, it can still be very valuable because it gives an early indication of the planning authority's likely concerns.
When is a pre-application worth doing?
A pre-application can be particularly useful where a project is not straightforward.
Examples include:
new build homes
development of garden land
sites outside settlement boundaries
development in the countryside
larger extensions
unusual or contemporary designs
listed buildings or conservation areas
sites with access or highways concerns
land with potential ecological constraints
development where local planning policy may be open to interpretation
For a simple extension that clearly falls within local planning policy, a pre-application may not always be necessary.
Why use a pre-application before a full application?
The main benefit is that it can help identify problems early.
A full planning application often involves considerably more work, including detailed drawings, reports and application fees.
If there is a fundamental planning issue with the proposal, it can be better to understand that before committing to the full cost of the application.
Pre-application advice can also help:
refine the design
understand what information the council will expect
identify likely objections
establish whether specialist consultants are required
test alternative development options
improve the eventual planning submission
Can the council suggest changes?
Yes.
Planning officers may comment on matters such as:
the size of the proposal
building height
layout
design
appearance
relationship with neighbouring properties
parking
access
landscaping
density
planning policy
They may suggest reducing or increasing parts of the scheme, altering the layout, providing additional information or taking a different planning approach.
This feedback can be valuable when developing the design before a full application is submitted.
How detailed should the drawings be?
That depends on the project.
A pre-application does not normally require the same level of detail as a full planning application.
For many projects, concept-level drawings are sufficient to show:
what is being proposed
where it would sit
approximate size and scale
access arrangements
relationship to neighbouring buildings
general appearance
The drawings should be detailed enough for the planning officer to understand the proposal clearly.
Submitting too little information can result in vague advice, while preparing too much may mean spending money on work that later needs to change.
Does a pre-application cost money?
Most local planning authorities charge for pre-application advice.
The fee usually depends on the type and scale of development.
For example, councils may have separate fees for:
household extensions
one or two dwellings
small residential developments
larger schemes
commercial development
Some authorities may also charge additional fees for meetings or specialist advice.
How long does a pre-application take?
Timescales vary between councils.
Many authorities aim to respond within a number of weeks, but the actual timeframe can depend on:
the complexity of the proposal
officer workload
whether a meeting is requested
whether specialist consultees are involved
the amount of information submitted
A pre-application can therefore add time at the beginning of a project, but it may save much more time later if it helps avoid an unsuitable planning application.
Will a pre-application be made public?
Pre-application advice is usually treated differently from a formal planning application and may not appear on the public planning register in the same way.
However, councils have their own procedures and information may still be subject to disclosure requirements in some circumstances.
If confidentiality is particularly important, this should be checked with the relevant local authority before submission.
What happens after the pre-application response?
Once the council provides its advice, the next step is usually to review the comments and decide how to proceed.
This may involve:
continuing with the original proposal
changing the design
preparing alternative options
commissioning additional surveys
reducing or increasing the scale of development
addressing highways or ecology concerns
preparing a full planning application
The pre-application response can effectively become a checklist for developing the next stage of the project.
What if the pre-application response is negative?
A negative response does not necessarily mean the project must stop.
It may identify a specific issue that can be addressed through:
redesign
additional evidence
a different layout
reduced scale
further technical reports
a stronger planning argument
It can also confirm that the planning risk is too high, which can be useful information before significant money is spent.
Do I need professional help with a pre-application?
Not always, but professional input can make the process much more useful.
The quality of the council's response depends partly on the quality of the information submitted.
A well-prepared pre-application should clearly explain:
the site
the proposal
the planning context
the design intention
the key questions you want the council to answer
This helps focus the officer's response on the issues that matter most.
So, what is a pre-application?
A pre-application is an early planning exercise used to test a proposal with the local planning authority before committing to a full planning application.
It does not provide planning permission, but it can help identify planning risks, refine the design and establish what information will be needed at the next stage.
For projects with uncertainty, development potential or planning constraints, it can be a very useful first step.
CW Architectural Design can prepare concept designs, planning information and pre-application submissions for residential projects across Staffordshire, Derbyshire, Leicestershire and Nottinghamshire.
Considering a development or planning proposal? We can review the site, develop an initial concept and advise whether a pre-application would be a sensible next step.
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