Worried about the planning application process? Unsure if your project will pass inspections? Then a planning pre-application might be for you.
Pre-application advice is generally a wise investment for a self-build project. It provides valuable insights and feedback from the local planning authority, helping you refine your plans and increase the likelihood of obtaining full planning permission. However, is it suitable for every project? Let’s find out:
WHAT IS A PLANNING PRE-APPLICATION?
A pre-planning enquiry application is an informal application that can be made before an applicant applies for full planning approval. A potential applicant engages with the local planning authority to seek advice and feedback on a proposed development. This stage helps identify any potential problems or areas of concern/contention, refine the proposal, gain advice from a planning officer and, should you choose to take on board their advice, it can increase the likelihood of obtaining planning permission.
Feedback takes the form of a written report, but can also include a site visit from a planning officer or some other form of physical meeting. Your local authority will provide guidance on how local and national planning policies apply to your project, as well as identifying any potential issues with your proposal.
Although the advice provided can be hugely beneficial, the feedback provided during the pre-application is not legally binding, and compliance with the advice does not guarantee formal planning approval.
HOW MUCH DOES A PLANNING PRE-APPLICATION COST?
Local planning authorities often charge fees for pre-application advice. The cost of a pre-application for self-builders depends on your local council. We’ve seen prices ranging from £50 – 200. You should expect to pay around half of the full planning application fee, and this information can be found on your local council website.
The chargeable pre-application advice service does not replace the requirement to pay a statutory planning application fee should you choose to progress your project and submit a full planning application. However, in relation to your whole build, this fee is only a drop in the water, so it might be something to consider if you want some reassurance before investing in the full planning application. If you go straight for full planning approval and the council raise concerns during this process, you can be left paying for a second full planning application. In this case, the smaller pre-planning enquiry fee can be the lesser of two evils.
WHAT DOES THE PRE-APP PROCESS INVOLVE?
The first step is to submit your preliminary plans, sketches, and a description of your proposed development. This can be as little as a location plan and description, but we would recommend including as much information as possible to get the most benefit out of the process. For example, this could include site plans, floor plans, and elevations. Include any relevant supporting documents, such as an outline of the project's scope, design concepts and proposed materials, and intended use.
You will receive written feedback from the local council, outlining their initial thoughts, any concerns and any applicable local or national planning policies that will be key to your proposal. If a meeting has been arranged, you have the opportunity to engage the planning officer and discuss their recommendations on design improvements or modifications that could enhance the proposal’s acceptability.
The level of information necessary for effective pre-application engagement will vary depending on the scale and nature of the proposed development. In all cases, the level of information requested by the local planning authority needs to be proportionate to the development proposed.
- New-build homes, whether built on a virgin plot or demolishing and rebuilding an existing structure,
- If you’re looking to build, extend or renovate a listed building or within a conservation area,
- If your design is particularly bold and not keeping with the surrounding area.
‘Well, surely every project can benefit from pre-application advice?’ Yes, that’s true. The advice is always helpful. However, pre-application meetings can take weeks – sometimes months to be arranged. Planning officers will always prioritise full applications over the latter. This can add on unwanted time to your project, so it might be best to skip the advice and go straight to the full application.
WHAT ARE THE BENEFITS OF A PLANNING PRE-APPLICATION?
Here are the key benefits of pre-planning enquiries for self-builds:
- Projects that undergo pre-app consultations generally have higher success rates when formally submitted.
- Decreases the risk of your planning application being rejected after going through the 8-week consultation period causing unwanted delays to your project timeline.
- Provides an opportunity to make improvements based on professional advice, increasing the chances of approval and avoiding the need for subsequent, more expensive, full planning applications.
While pre-app advice does not negate the need for full planning approval, there is an opportunity to note that you have utilised this service within your full planning application. This can mean that the same case officer is assigned to your project and already has background knowledge of your site/proposal. This can also help them appreciate the advice you have taken on board and any changes made to your design in an effort to gain full planning approval.
HOW TO MAKE THE MOST OF YOUR PRE-APPLICATION
So, what’s the best way to approach the pre-application process? Here are a few tips from our self-build experts to help you make the most of your application:
When preparing for pre-app advice, support your submission with as much detail and documentation as possible. Provide accurate site plans showing the boundaries, context of your project and any relevant drawings from your design team.
You are more likely to get useful guidance from your planning officer if they can physically see your project. Therefore, a site visit is a great opportunity to gain an understanding of the project and the people behind it. This can also benefit the full planning application process later.
During your pre-application meeting, take detailed notes of the feedback and suggestions provided by your planning officer. Use this feedback to refine and improve your proposal, addressing any concerns. Case officers will also follow up a meeting with a written summary of their final recommendations, which can be beneficial in the planning application process.
Finally, take the advice you receive on board and ensure any efforts made to address the councils concerns are detailed within your full planning application.
The advice from a pre-application meeting can make the planning application process a lot smoother. It’s a way of dipping your toe in the water before committing to the full planning application, while identifying potential issues early on.
Although the advice can provide valuable feedback, AC Architects only recommend pre-applications for larger, complicated builds where a range of difficult issues need to be ironed out before the final drawings are submitted.
