pre-application enquiry

 A pre-application enquiry (often referred to as a pre-app) is a formal request for advice that is submitted to a Local Planning Authority (LPA) before the submission of the application itself. Pre-Application advice allows applicants to receive early, formal feedback on a proposed development, covering key issues such as:

• Whether the Principle of Development is acceptable
• Relevant Local & National Planning Policy
• Design & Layout consideration
• Likely planning risks or areas of potential objection
• An indication of whether the proposal may be supported in principle 

While pre-application advice is not legally binding, it offers valuable insight into how the Local Planning Authority may assess a future application, what steps you need to take, and it will ultimately carry some weight in the final assessment of the application. 

Whilst the response may often seem negative, it cannot be overstated that the sole purpose of a pre-app is to understand the constraints your proposed application may encounter in its current form.

For most professionals working in the planning industry, a ‘Pre-application enquiry’, or a ‘pre-app’, reflects a completely different process than what it used to.

What was once an informal and often speculative exercise, is now a structured and influential part of the planning process. Gone are the days of informal, lightly detailed emails being sent to over-stretched planning departments and placed beneath a pile of live applications, with the response reflecting all of the above. 

As the planning system has evolved and become increasingly complex, the shift in attitude towards early engagement with the Local Planning Authority (LPA) is unrecognisable. What was once considered a question of, ‘should we/shouldn’t we?’, debated at length between colleagues, is now a process that often begins without hesitation. 

So, what has been the catalyst for this significant shift in attitude? - The introduction and normalisation of a charged pre-application service. 

Although charging for pre-application enquiries is a concept most are now familiar with, each local planning authority operates independently of its neighbours. From my experience working across the Midlands, it is only within the last 2-5 years that many of the authorities have formalised this process and begun to provide a service worthy of the fee they charge. 

Different to planning application fees, which are set nationally and determined by the government, pre-application fees are decided by each individual planning authority and can range significantly based on the scale of the proposal. For a typical householder application, most local planning authorities tend to charge between £75 – £200, with the top end being for development considered more demanding, like work to a listed building. Whereas the fee for a larger housing development is expected to be anywhere up to £25,000.

The fee charged is intended to reflect the amount of time and work that is required to review and assess the information that is provided, and in turn, provide a detailed and formal response.

 The planning system has evolved significantly in recent years. Proposed developments now demand greater detail in all areas of the application, which inevitably results in additional time and cost being required. At the same time, Local planning authorities are under growing pressure to meet local performance targets, managing rising caseloads, and contribute to addressing the national housing shortage. This means that once formally submitted, planning officers do not have the time or resources to resolve fundamental issues when a decision is expected within 8-12 weeks of validation. 

If a proposal is submitted entirely on the assumption that you can roll with the punches throughout the application process, you may now be looking at a refusal along with an unsympathetic planning department. 

The pre-application advice shapes the application that is ultimately submitted, reducing the dialogue and amendments that may be required within the statutory timescale for determination. Early engagement allows issues to be identified and addressed proactively, rather than reactively. It gives applicants the chance to refine proposals, explore alternative approaches, and understand local sensitivities that they may not have previously considered. This is why pre-application engagement is regarded as a pivotal stage in the planning process and an essential part of any robust planning strategy. 

The process can also include input from multiple departments, such as highways, ecology, drainage, and conservation officers. Identifying these technical requirements early can prevent delays later in the process and ensure the final submission addresses all relevant departments with the necessary plans, surveys, and reports. 

Is a Pre-Application always necessary? In short - No.

Not every application justifies engagement with the local planning authority before submission. For smaller or straightforward developments, they may not always be essential. 

Pre-application enquiries can be particularly important for some of the following: 

• Rural Development
• Complicated and speculative home extensions
• Development in sensitive locations
• Agricultural or Commercial Barn conversions
• Proposals with potential policy conflict

For these few project examples, pre-application engagement should be considered a core part of the planning process and no longer an optional extra.

While it may seem like an upfront and unnecessary investment, proceeding without guidance could ultimately lead to greater costs, delays, or in the worst case scenario, a refusal. 

In today’s planning process, pre-application enquiries are far more than a formality and no longer the subject for debate in offices across the country. They are a strategic advantage which identifies risks, address potential issues, and shapes your development for maximum chance of success. For complex schemes, this early insight can make the difference between refusal and approval, saving both time and money. 

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