What Is Pre-Application Advice?
Pre-application planning advice (also called pre-app) is a service offered by local planning authorities that allows applicants to discuss a proposed development informally before submitting a formal application.
Most London boroughs offer this service on a fee-paying basis. The advice is given in writing (and sometimes via a meeting) and sets out the planning officer's initial view of the proposal.
Why Use Pre-Application Advice?
Identify Problems Early
A planning officer can flag issues — such as policy concerns, design objections, or technical constraints — that might lead to a refusal if not addressed. Resolving these at pre-app stage, before detailed design is fixed, is far more efficient than redesigning after a refusal.
Inform the Design
Pre-app feedback can help the architect or designer understand what the planning authority will and will not accept — the scale, massing, materials, or roof form of a proposed extension, for example. This helps focus design effort on solutions that are likely to be approved.
Improve Application Quality
Knowing in advance what information the planning authority wants to see (heritage statement, design and access statement, daylight analysis, etc.) means the application can be prepared more thoroughly the first time.
Reduce the Risk of Refusal
An application that has been refined through pre-app discussion is less likely to be refused. A refusal creates a formal record on the planning history of the property, which can affect future applications or the sale of the property.
What Pre-Application Advice Does Not Do
- It is not a guarantee of approval
- It is not binding on the planning authority
- The planning officer who gives pre-app advice may not determine the eventual application
- Policy or circumstances can change between pre-app and determination
Despite these limitations, pre-app advice from a planning officer who has reviewed the site and proposal is a significant indicator of likely outcomes.
How Much Does Pre-App Advice Cost?
Fees vary by borough and by the nature and scale of the proposal. Typical costs for a residential extension or loft conversion:
| Type of Proposal | Typical Pre-App Fee |
|---|---|
| Householder extension (simple) | £100–£300 |
| Householder extension (complex) | £200–£500 |
| Minor residential development | £500–£1,500 |
Some London boroughs offer free pre-application advice for small householder extensions, though this is becoming less common.
How to Get the Most From Pre-App
Submit enough information: Planning officers cannot give meaningful advice on a verbal description alone. Submit sketch drawings, photos, and a brief description of the proposal.
Ask specific questions: Rather than asking "will this be approved?", ask specific questions such as: "Is the scale of the proposed dormer acceptable? Are there concerns about the proposed materials?"
Use an architect or planning consultant: Proposals prepared by an experienced architect or planning consultant generally receive more detailed responses because the questions are more focused.
Allow time: Most boroughs take 4–8 weeks to respond to pre-application enquiries.
When Pre-App Is Most Valuable
Pre-application advice is most valuable when:
- Your proposal is in a sensitive location (Conservation Area, near a listed building, in an Area of Outstanding Natural Beauty)
- The proposal is of a scale or form that might be considered on the boundary of acceptable
- You are uncertain about which policy applies
- You have had a previous application refused
- You want to build confidence in the proposal before investing in detailed drawings
For clearly straightforward permitted development projects, pre-app may not be necessary.
RCB Design & Build
RCB coordinates pre-application advice as part of the pre-construction planning process for projects where planning risk exists. We work with experienced planning architects to frame pre-app submissions effectively and interpret the responses in context of the overall project strategy.