Benefits of pre-application advice
- Identifies at an early stage any need for specialist advice or surveys e.g. trees, landscape, noise, transport, contaminated land, ecology or archaeology
- Assists in preparing proposals for formal submission
- Following our advice leads to quicker decisions when an application is made and produces more positive outcomes
- Can lead to lower costs due to a reduction in time spent by your professional advisors in working up proposals
- May indicate that a proposal is completely unacceptable, saving you the cost of pursuing a formal application
Please see our service disruption page for Covid-19 updates to understand how it affects this service.
We provide four different levels of pre application advice depending on the type of application.
- Free services
- Expansion or setting up of new business in the borough
- Alterations or extensions to single dwellings and other householder applications (not including new or replacement dwellings)
- Works to trees
- Advice on how to submit an application to establish whether planning permission is or was required (known as a Certificate of Lawful Use or Development), and
- Advice prior to making an application resulting from an enforcement investigation
- Written advice prior to an application for:
- Proposals that need permission other than free services listed above and those covered in Levels 2 and 3 below
- Written advice on all minor developments which are those that do not meet the criteria for Level 3 and are not a Change of Use or householder development.
Level 3 Major Proposals (charged service)
- A meeting followed by written advice on major developments. These are:
- Applications for 10 residential units or more
- Residential sites of 0.5 ha or more
- The creation or change of use of 1000m² or more of non-residential floor space
- All sites of more than one hectare in size
Payment is now required in advance of meetings. Should the meeting overrun you will be invoiced for the additional time prior to your agreement.
Any charges are in addition to fees for making planning and advert applications. Fees for planning applications are available on our Planning Fees webpage.
For large scale or applications of significance in sensitive areas we will ask if you are happy to involve the relevant Parish Council in discussions in accordance with our pre-application parish protocol.
Listed Building Advice
The council, regrettably, will no longer be providing pre-application advice in respect of any works requiring listed building consent (this includes paid advice). This is following the departure of one of the part-time conservation officers who has taken up a full-time post elsewhere. As such the difficult decision has been made that the remaining conservation resource in the council should be focused on processing the listed building consent applications that are received. The council is hoping to fill the vacant conservation officer post and once it has done this then the position will be reviewed.
There is of course advice that can be sought outside of the council through Conservation Architects and Conservation Practices and we would urge you to seek such advice before applying for listed building consent or carrying out any works to your listed building.
Format of Advice
Any advice given by Council Officers for pre-application enquiries does not indicate any formal decision by the Council as Local Planning Authority. Any views or opinions are given in good faith, and to the best of ability, without prejudice to the formal consideration of any planning application.
The final decision on any application that you may then make can only be taken after the Council has consulted local people, statutory consultees and any other interested parties.
The final decision on an application will then be made by senior officers or by the Council’s Planning Committee and will be based on all of the information available at that time. You should therefore be aware that officers cannot guarantee the final formal decision that will be made on your application (s).
Any pre-application advice that has been provided will be carefully considered in reaching a decision or recommendation on an application; subject to the proviso that circumstances and information may change or come to light that could alter that position. It should be noted that the weight given to pre application advice notes will decline over time.
Disclosing information on pre-application discussions
Although the council does not automatically publicise the details of pre-application discussions with potential developers, under the Environmental Information Regulations 2004 we may receive from time to time a request from a member of the public to provide information regarding enquiries for pre-application advice and of any advice given. Subject to certain exemptions, we are obliged to provide this information, although personal contact details are protected under the General Data Protection Regulations. It is important that our full guidance found on the following page Pre-Application Advice and EIR 2004 is understood before an application is made.
What you need to do
For all level enquiries, you will need to email us or write including:
- An explanation/description of what you want to do
- Full site address and location plan (preferably at 1:1250 scale) with the site outlined in red
- Any relevant information about previous uses
- Sketch drawings providing details of the proposal with floor plans and how the building will look from the outside (elevations) as well as how it will relate to nearby buildings
- Photographs of the site can also be helpful
- Include correct fee for Level 1, Level 2 and Level 3 advice. Payment is now required in advance of meetings. Should the meeting overrun you will be invoiced for the additional time prior to your agreement.
Further information may be required for major development pre-application advice. It is therefore important you check full advice offered on each page specific to the level of your enquiry:
Sending the information and your request by email can speed up our reply.
Further guidance can also be found on our frequently asked questions page.
Planning policy advice
The Planning Policy team can provide advice on pre-allocation Local Plan site discussions and offer planning policy guidance. More information can be found on our Planning Policy Advice page.