Pre-application planning advice

The pre-application phase of development management is part of a positive and proactive planning process.

Engagement prior to any planning application being formally submitted is critically important as it offers the opportunity for the applicant and the Local Planning Authority to fully understand the constraints of the site and improve the quality of the submission, which enhances the efficiency and effectiveness of the formal planning application submission process.

It also provides an opportunity for wider engagement, where appropriate, with other stakeholders, including the local community, which can deliver better outcomes for all parties.

Benefits of pre-application engagement

• Develop a shared understanding of the relevant planning policies and other material considerations associated with a proposed development
• Working collaboratively and openly with interested parties at an early stage to identify, understand and seek to resolve issues associated with a proposed development – reducing delays through early engagement of key parties
• Identify opportunities for scheme improvements at a stage when a proposal can still be modified, resulting in higher quality developments and reduced costs
• Agree information requirements to accompany a formal planning application (reducing the likelihood of delays during the validation stage) and establishing timescales and explain administrative processes
• Significantly increase the likelihood of gaining planning permission
• Allow more opportunity to coordinate investment
• Help to communicate the vision and objectives for the area
• Identify schemes which are unlikely to be supported

About our pre-application advice service

The council provides a comprehensive pre-application advice service where you can expect a planning officer to review the development and provide written feedback. Depending on the category of development chosen, you can select whether consultees are invited to comment, and whether you would like to meet with the case officer and/or key consultees. The core fees are shown below for each development category with any extra services selected attracting an additional fee.

We will aim to provide a response within 30 working days, unless a longer period is agreed in writing.

Fees

In order to provide a high quality and efficient service a fee is required. Depending on the scale of the application and the level of the service chosen, the fee will vary. The fees are based on cost recovery and include the time spent by consultees and officers who support the process as well as the time of the case officer. The core fee for each category of development is outlined within the table below. The fee for any additional service will be displayed early in the application process once you have selected the appropriate category of development, so that you can decide whether to progress further. 

For householder development, you may also wish to use the interactive guidance available on the Planning Portal's website and look at the adopted Supplementary Planning Document: House Extensions.

Payment options

Where the fee is £3,000 or less, you will be required to pay by debit or credit card. For fees above this, you will have the additional option of paying by bank transfer. Further payment details are provided towards the end of the application process but please note that payments by bank transfer can take between three and five working days to appear in our account depending on the payment method (BACS, CHAPS). 

Planning Performance Agreement

The council also offers the opportunity to enter into a Planning Performance Agreement (PPA). A PPA is a project management tool which allows all parties to agree timescales, actions and resources for handling planning applications. A PPA can be used to provide a service which is different from the standard options available. PPAs may also be more suited to developments which are particularly large or complex or where a series of meetings are required to help with the evolution of a development proposal. In most cases, PPAs should be used for applications concerning listed buildings.

Applying for pre-application advice

Anybody wishing to apply for planning permission is strongly advised to seek pre-application advice for the reasons set out above. Irrespective of whether pre-application advice has been sought, planning applications that are submitted for determination, but which require significant amendment to make them acceptable, will be refused without further negotiation.

All requests for pre-application advice must be made via the link below. Please note that the more information you are able to provide, the more detailed the advice that we are able to offer will be. As a minimum you must upload a location plan at a scale of 1:1250, which should include a red line around the site you are seeking advice on.

Apply for pre-application advice

This page was last updated on 15 November 2024