Pre-Application Planning Advice in London: How to Use It and When It Is Worth the Cost

What it is: an officer's assessment of whether a proposal is likely to be acceptable in planning terms, based on the development plan, national planning policy, and local guidance. Pre-app advice typically includes identification of the key planning issues, relevant policies, likely objections, and suggestions for how the proposal could be modified to improve its chances.

What it is not: pre-app advice is not a commitment to grant planning permission. The planning officer's opinion at pre-app stage is advisory and non-binding. A different officer may determine the formal application. Policy or material considerations may change. The officer's pre-app opinion does not prevent a refusal at formal application stage — although significant divergence between pre-app advice and the formal decision can be a basis for a successful appeal or costs claim.

Pre-app is most valuable when:

The project is large, complex, or contentious: for a basement excavation, a major rear or double-storey extension, a roof terrace, a change of use, or any proposal that is potentially at the boundary of what planning policy permits, understanding the officer's view before investing in full working drawings is extremely worthwhile.

The conservation area or listed building designation adds uncertainty: where heritage is a factor, early engagement with the conservation officer can clarify whether the proposed approach is likely to be acceptable and what design changes might be required.

Preliminary design options exist and feedback would inform which to pursue: if you are deciding between two significantly different design approaches (for example, a flat roof extension versus a pitched roof extension, or an extension of different depths), the officer's view can help you commit to the right design before spending on detailed drawings.

A full planning application is likely to attract objections: where neighbours are likely to object, or where the proposal is on a sensitive site, understanding the planning officer's view of the proposal's merits before objections are received helps you prepare a stronger application.

Pre-app is generally not necessary for:

• Standard householder applications well within permitted development limits where the applicant simply needs confirmation they need full permission
• Straightforward applications with clear precedent (many similar approved applications on the street)
• Very small or simple proposals with no heritage or policy sensitivities

Most London boroughs offer a paid formal pre-app service. Preparation should include:

Existing site information: existing OS map, photographs of the site and neighbouring properties, title plan showing the boundary.

Proposed scheme drawings: floor plans and elevations showing the proposed works at a level sufficient for the officer to understand the proposal. Full working drawings are not required — concept-level drawings are appropriate.

Planning statement (optional for pre-app, but useful): a brief document summarising what is proposed, why it is appropriate in planning terms, and how it relates to development plan policy. This sets out your case and helps the officer engage with your thinking.

Questions: list the specific questions you want answered — what is the officer's view on the proposed depth? What would they require to support a heritage assessment? Are there specific design changes that would make the proposal more acceptable?

All London boroughs charge for formal pre-app advice for householder applications. Fees vary by borough and by the scale of the proposal. Typical ranges:

• Householder pre-app (basic level): £100 to £250
• Householder pre-app (enhanced, with meeting): £250 to £600
• Minor development pre-app: £400 to £1,000
• Major development pre-app: £1,500 to £5,000+

Some London boroughs offer a free or reduced-cost initial telephone enquiry service. This is useful for a quick reality-check before commissioning detailed drawings, but is not a substitute for formal written pre-app advice.

After receiving pre-app advice, review it carefully with your architect or planning consultant:

• What are the key concerns? Can they be addressed through design modification?
• What additional supporting information is the officer requesting?
• Has the officer identified any policies that would support refusal that you had not previously considered?
• Does the officer's advice suggest a fundamentally different design approach would be more acceptable?

The most effective use of pre-app advice is to refine the design before submitting the formal application, so that the application addresses the officer's concerns directly and is supported by the evidence and information the officer has indicated is required.