Pre-application planning advice — commonly known as “pre-app” — is the process of approaching your local planning authority before submitting a formal planning application to seek informal feedback on whether your proposed development is likely to be acceptable. It is one of the most underused tools available to homeowners and developers, and it can save significant time and money by identifying issues before a formal application is refused.

This guide explains what pre-application advice involves, when it is worth the fee, what to expect from the process, and how to use the feedback to maximise your chances of planning approval.

What Is Pre-Application Planning Advice?

Pre-application advice is an informal service offered by local planning authorities (LPAs) that allows you to present a proposed development to a planning officer and receive their views before submitting a formal application. Most councils offer this service for a fee, and the response takes the form of a written letter or report setting out the officer’s initial views.

Pre-app advice is not legally binding — the officer’s views do not guarantee approval, and a different officer may assess the formal application. However, pre-app feedback provides:

• Early identification of policy conflicts or design concerns
• Guidance on what changes would make the proposal more acceptable
• A steer on whether specialist reports (heritage, ecology, transport) are required
• An indication of whether the proposal is likely to be approved at all

Pre-Application Advice Costs in 2025

Pre-application advice fees vary significantly between councils. Typical fees for householder and small residential applications:

Scope	Typical Fee Range (2025)
Householder (extension, loft conversion, etc.) — written response only	£50–£200
Householder — meeting with officer + written response	£150–£400
Small residential (up to 4 dwellings) — meeting + response	£300–£800
Medium residential (5–9 dwellings)	£600–£2,000
London borough pre-app (varies significantly)	£200–£1,500

A small number of councils still offer free pre-application advice for householder projects, but this has become less common as councils have increased charges to offset reduced funding.

When Is Pre-Application Advice Worth It?

Cases Where Pre-App Is Strongly Recommended

• Conservation areas: Design guidance varies significantly between areas, and what is acceptable in one conservation area may be refused in another. Pre-app advice identifies the specific sensitivities of your area before design work is committed.
• Listed buildings: Any work to a listed building requires listed building consent. Pre-app is essential to understand what the council’s heritage officer will and will not support before expensive design work is prepared.
• Complex or unconventional designs: A contemporary glass extension on a Victorian terrace is more likely to be acceptable with pre-app engagement than without.
• Previously refused applications: If a previous application on the same site was refused, pre-app advice helps establish what changes are needed before resubmitting.
• Major extensions or developments: For larger projects (two-storey extensions, basements, large outbuildings), the cost of pre-app advice is trivial compared to the cost of a refused planning application and redesign.

Cases Where Pre-App May Not Be Necessary

• Standard single-storey rear extensions within the prescribed limits in a non-designated area — an experienced architect already knows the policy position
• Permitted development applications where the only question is whether PD conditions are met — a Lawful Development Certificate is more appropriate than pre-app advice
• Projects where your architect has extensive local knowledge and recent approval track record in the same area

How to Make the Most of Pre-Application Advice

Submit a Proper Pre-App Pack

The quality of pre-app advice depends on what you submit. A vague description of your intentions will get a vague response. Submit:

• A clear description of the proposed development
• Sketches or plans showing the proposal (does not need to be at full planning drawing standard)
• Photos of the existing property and street context
• A brief statement of the design rationale
• Specific questions you want the officer to address

Ask the Right Questions

Frame your pre-app questions precisely:

• “Is the proposed roof form acceptable in this conservation area?”
• “Would the council support a two-storey extension on this plot given the proximity to the boundary?”
• “What materials would the heritage officer consider appropriate for the rear extension?”
• “Are there any ecology or drainage studies we should commission before submitting?”

Use the Response to Refine Your Design

Pre-app responses frequently include specific recommendations: use a different roof form, reduce the height, change the materials, set back from the boundary, or commission a heritage statement. Implementing these recommendations before formal submission significantly increases the chances of approval and reduces the risk of refusal.

Pre-Application Advice and the Appeal Process

Pre-application advice creates a paper trail that can be useful if a formal application is subsequently refused and you appeal to the Planning Inspectorate. If an officer gave a favourable pre-app response and the council then refused the same design without substantive change, the pre-app advice can be cited as evidence that the council’s own officer considered the proposal acceptable.

Frequently Asked Questions

Is pre-application advice confidential?

Pre-application discussions are generally confidential while they are ongoing. Once a formal planning application is submitted, the pre-app correspondence may become part of the public planning file. Check your council’s policy — some councils publish pre-app advice as part of transparency obligations.

Can I rely on pre-app advice when submitting my application?

Pre-app advice is not legally binding on the council. Planning policy, officer personnel, and material considerations may change between pre-app and formal determination. However, where the formal application is substantially the same as the pre-app proposal and the officer’s advice was positive, refusal on the same grounds would be unusual and potentially challengeable.

How long does pre-application advice take?

Typical timescales vary by council. Most councils aim to respond within 4–8 weeks for householder pre-app requests. Some councils are significantly slower; others (particularly those with dedicated pre-app teams) respond faster. Factor the pre-app period into your project programme from the outset.

Should my architect attend the pre-app meeting?

Yes — always send your architect (or planning consultant) to the pre-app meeting. They can translate the officer’s comments into actionable design changes immediately and engage in a professional dialogue about the planning merits. A homeowner attending alone may not know which officer comments are critical versus which are preference-based.

What is a design review panel?

Some councils and authorities operate design review panels — independent expert groups that review proposals and provide design quality feedback. Design review is separate from pre-application advice but is often encouraged for larger or more complex schemes. It provides independent design input rather than the planning officer’s policy assessment.

Let Crown Architecture Handle Your Pre-Application

Crown Architecture & Structural Engineering prepares and submits pre-application requests on behalf of clients, attends pre-app meetings, and uses the feedback to refine designs before formal submission. This approach consistently improves approval rates and reduces project risk.

Call 07443804841 or complete the enquiry form above to discuss your project.