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Simple Guide To Pre-Application Advice

In this Simple Guide, we are going to answer questions about the Pre-Application Advice Service and explain how, in some cases, it can really help your building project, paving the way to a smoother Planning Permission process, or saving you money by indicating at an early stage whether a project is worth pursuing.
What is Pre-Application advice?
Pre-Application Advice is a service provided by the Planning Department of your Local Authority for a fee. You will receive advice at an early stage of your project which will inform you as to whether to proceed or whether any changes to your design need to be made before entering a full Planning Application.
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Please be aware that Pre-Application Advice is just that, advice, and not an approval or a refusal.
​Why might I need Pre-Application Advice instead of applying for full Planning Permission straight away?
​If your site or building is in a sensitive setting or has other issues, then the Pre-Application Advice process is a good way of testing the water before you spend too much money. Each site is different, and your architect will advise you as to whether they think Pre-Application Advice will be beneficial to you.
What type of building projects should apply for Pre-Application Advice?
At 3HW, we have used the Pre-Application Advice service for various projects, including new plots in gardens, small to large scale housing developments and conversions of listed buildings. You cannot apply for Pre-Application Advice for a domestic extension to an existing building unless the building is Listed. For this sort of project please refer to the Householder Design Guide and the Householder Submissions Guide on your Local Authority’s website and The Planning Portal  for more advice.
How much will it cost?
The charge from your Local Authority will depend on the type of development and the level of feedback required. The fees for Pre-Application Advice from Cornwall Council start at £100 inc. VAT for a desktop study for a single dwelling. For more information follow this link.
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The charge for your architect to put together the information required to apply for Pre- Application Advice depends on how much initial work is required. At 3HW, we try and keep this as low as possible and our charges start at £600+VAT.
Should I apply or should my architect apply on my behalf?
You can apply yourself by submitting basic information and then ask an architect to review and advise you on going forward once the feedback has been received. However, your architect will know what information to include and what questions to ask in relation to your specific site in order to get the best advice which will help to progress your project. Employing an architect at this stage may seem like an extra expense but can save you money in the long term.
What will be submitted?
As a minimum, a Site Location Plan indicating the site ownership and boundaries, photos of the site and a description and/or drawings of what you with to do.
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At 3HW, we usually expand on this information to ensure that the Case Officer can get a good understanding of the scheme in order to give comprehensive feedback.
How do I submit my project for Pre-Application Advice?
This can be done either by emailing or posting all the necessary documents to the Planning Department of your Local Authority and payment of the required fee.
What do I get at the end?
You will receive a document which outlines the site constraints, the policies which apply to the site or building, the level of support (positive or negative) from the Case Officer and what information will be required for a full Planning Application.
What do I do with the advice I have been given?
If the feedback is positive, it will give you comfort and guidance to take the next step, applying for full Planning Permission. However, if the feedback is negative, don’t worry as you may just need some guidance on how to resolve the issues which are raised.
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At 3HW we would also advise you honestly if we feel an application for full Planning Permission is not worth pursuing.
Does favourable advice guarantee full Planning Approval?
No, there are never any guarantees. Positive feedback can give you the confidence to move forward, shows that you have engaged with your local Planning Department at an early stage of your project and have acted on their advice (where appropriate). This may help your Planning Application to be supported, so there is more chance of a successful outcome.
Does negative advice mean I should not apply for full Planning Permission?
Not necessarily. Sometimes, when negative feedback is given, your architect can use their knowledge and experience to mitigate the concerns. However, based on the feedback, some projects will not have a good chance of success if a full Planning Application is made. At 3HW, we will give you honest advice and will tell you if this is the case.
Is there a time limit on the advice given before I apply for Planning Permission?
No, but the feedback is based on current or emerging policies which may change over time. It is, therefore, advisable to follow up positive feedback with a Planning Application as soon as possible.
Will my details be made public?
When submitting the documentation for your Pre-Application Advice, you can choose to make it a ‘commercially sensitive’ document which means your details will not be listed on the online Planning Register. This may be preferable where the principle of development has not yet been established, so no need to upset the neighbours yet!
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