Many Local Planning Authorities (LPAs) encourage developers to seek pre-application advice but, is it always useful? The short answer is, sometimes.
(Source: Kampus Production)
Complex sites or projects, particularly those with site constraints such as Green Belt, Conservation Areas and National Landscapes, will often benefit from pre-application advice. Pre-applications can assist in understanding both the principle of development and the necessary reports, surveys or justifications needed to support a subsequent planning application.
Determining whether the LPA supports the principle of development can save you from spending money on unnecessary surveys or reports if the principle is not accepted. Additionally, you can seek advice from the LPA’s specialist officers, gaining valuable insights directly from the source. For example, if your project is in a Conservation Area, consulting with the heritage officer is particularly beneficial. Their guidance and expertise can help you develop a design that respects and enhances the historic environment, ensuring it blends seamlessly with the area’s heritage. Seeking specialist advice can be invaluable and may reduce time, cost and uncertainty by identifying potential issues early on.
Given the growing complexities of the planning system and the unique procedures of each Local Planning Authority (LPA), understanding the required submissions for your application can greatly streamline the process and help ensure it runs more smoothly.
Pre-applications can also help build a relationship with the LPA. Establishing good communication and rapport with planning officers can be advantageous throughout the development process. While planning is inherently objective, a collaborative approach fosters trust and understanding of the LPA’s perspectives.
Similarly, submitting detailed information in a pre-application allows the LPA to understand your proposal better and provide more specific, relevant advice. This thoroughness can lead to more efficient and constructive feedback, ultimately strengthening your final application.
However, a pre-application is not always necessary. If the development proposal is not in a sensitive area and aligns with the local context, it may not be required. For instance, householder extensions within a built-up area that respond positively to the character of the main dwelling, follow design principles and have no adverse impact on amenity are typically policy compliant. In such cases, a pre-application can often be skipped.
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At Bluestone Planning, we not only advise clients on the potential benefits of a pre-application for their development projects, but also provide comprehensive support throughout the process. Our team will review the LPA’s response, offering tailored advice to help you take the necessary next steps. As a planning consultancy, we maintain regular communication with LPA planning officers, fostering collaborative relationships that aim to achieve positive outcomes.
Whether you need guidance on navigating the pre-application process or support in managing LPA feedback, we are here to ensure your project progresses smoothly and efficiently.
For more information on how we can assist with your development projects or making the most of the government’s brownfield-first approach to housebuilding, contact us at Bluestone Planning by calling +44 1235 766825 or emailing admin@bluestoneplanning.co.uk
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